Now our CPA wants items broken out between capital improvements (appliances, carpet, tile, etc) and regular operating and maintenance expenses for each unit. 

If they want to carry a four year note and use trust distributions to pay it off, I'm guessing they don't anticipate trying to get a regular mortgage in 6 months (when one spouse will have reached 2 years of being self employed).

The owner may have one room outfitted with 2 regular beds which rent at a higher rate.

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Seriously, I have never had any problems and linked my regular checking accounts at different firms via ACH to the Ally account and it works well.

I use my regular contractor. 

Are you still regularly doing your SAVERS?

I want regular everyday families; bread and butter type properties with 2 or 3 bedroom and 2 baths.

I sympathise with anyone who has to deal with these people on a regular basis, it must be somewhere between the DMV and hell in terms of customer service.

Little things like this which can be caused due to regular wear and tear of living in the property is upto them to fix.