We initially budgeted $5,000 for repairs, but a leaking upstairs toilet above the kitchen required additional work.

Most other people I say 5M but since you are high liability doc it makes sense to get this extra protection sooner.You're in an excellent position to achieve your FI goal by age 50, but you really need a group of good accredited investors around you.

The other risk is dishwashers leak when they are not working, so in the end you are not saving anything.

Lots of lenders in the STR space will disguise themselves as a low doc or DSCR loan when it really is more of a pseudo-conventional loan or a DSCR/Conventional hybrid, and as a result they will ask you for the necessary documents from a DSCR/low doc loan plus documents that would be necessary for a conventional loan (personal income, mortgage payment history from all owned RE, etc.)

So the question is- if title's wrong, where can I go next to get the docs that prove the 3 beds are original?  

And most require FULL DOC programs to mitigate any credit-risk on their part.

Example, the tenant has a guest over and there is a leak that I was not made aware of.

The upstairs plumbing is also leaking in the bathroom and is clogged.

If you hired a roofer to put on a roof and 6 months later the gutters leak do you blame the roofer?!?

Security deposit amountYou can find plenty of examples by searching for "tenant estoppel certificate doc" or exchanging "doc" with "pdf" for more options.Here is an example and explanation: Sample EstoppelSome have a lot of legal jargon but this document does not need to be so detailed.