I think the actual points and line items would vary by market, and we still tweak it (always between applicant batches) to get desired results.

This includes proper entity establishment, diferent levels of insurance, and other items as recommended by your lawyer based on your circumstances. 

One thing I have found is some "tax professionals" seem to differ on how items can be expensed.

I called the association & they said that they now own the unit & all the contents & they weren't going to let anyone in to claim the furniture, items.

MaryAnn HoughtonSorry for the digression on Life Estate.There are a couple of legal items that might affect your lifetime lease.I'm not 100% on this and this goes far back into the reaches of my memory, but I seem to recall that Pennsylvania law limited residential leases to a maximum of 3 years.

As mentioned above, I've seen many discussions for item #2 that depreciation is based on when the property is ready to be rented.

He's always been a great tenant and never had any major requests and I've been pretty quick to get everything fixed that has come up.There are a few items though that he's asked about that I'm not sure if I'm responsible for or not.  

Also, "normal wear and tear" is based on depreciation over the life of the item. 

You only need one of two items,  Cash Flow or Equity. 

I would write a letter explaining the issues that need fixed and give him a deadline to fix requested items.