Some major items include:  replace roof,  update certain parts of siding,  replace existing carpet/laminate, reglaze bathrooms, kitchen countertop. 

Can you post numbers like, total rents , what you paid for it, expenses (break these down by line item) and so forth.

(eviction is deny, other items get factored in)Criminal activity is at our discretion depending on severity, number of convictions, and how long ago.

Landlords just absconded with an extra $40 with no itemized breakdown.

A couple items: HELOC versus refi. 

I know its small but if I need the money for personal items in a pinch I could use the HELOC account. 

No paystubs, taxes or any other items.....unless things appear questionable at which they may ask a bit more.

In the 1% or whatever of transactions that aren't standard I suppose there is an item for buyer- paid commissions filled out. 

And I strongly recommend AGAINST going to a pawn shop, unless you're willing to trade off money for convenience.eBay can be a good guide to pricing, but be sure to look only at sold items, not current listings. 

I leave the service to the A/C techs.I understand them so I know if this major importance high cost item (black box to most) is being serviced and replaced at as an efficient cost as possible (I'm not getting rammed on prices or misdiagnosis from tech errors).