The seller likely doesn't have a bunch of extra money laying around to replace the fridge or they probably wouldn't be doing a shortsale in the first place. 

Biggest individual expense being food as I have a special diet due to my Chron's and Celiac.Everything left over goes towards paying down debt.

I will not buy a house in a flood zone just given the extra insurance required and liabilities...especially if your plan is to buy and hold.Even if there has never been history of flooding, there is always a chance.

You just have to pay for your own drinks and food.  

In other words, they are required to work against you when it comes to price and terms.Yes, there are no doubt unethical agents who will screw the seller by accepting a lower offer so they get paid on both sides, but most of us (and I think it's the overwhelming majority of us) aren't about to risk fines, lawsuits or loss of license for an extra commission.

. $5,500 installed.So with 2 new different brand systems and vendors, is it recommended to pay the extra $725 for vendor 2?

Often this is like buying a Prius to save money on gas you will never recapture on the life of the car considering the extra capital outlay.The main thing is to check what successful landlords are doing in your area that rent at your price point.

If you have in your lease then you can explain to her that maybe you didn't communicate it to her very well and that you would consider waving the additional charges for her still being behind in rent if she paid now.Otherwise, you need to decide if you want to keep the extra headache of trying to collect rent whenever she wants to pay, or get a new tenant.

I feel that they won't have problem paying the rent, but with utilities and all, plus food, etc..

My previous basement tenants were vendors that sold food out on thw street.