Aside from being responsive and knowledgeable, she is also a very experienced landlord and property manager and an expert in lease/purchase and owner financing.

This might look like buying a 5000sqft space and using only 1000sqft of it for myself and leasing the rest of of it, but there are lots of arrangements depending on the space.

With no way to prove she is using the appliance for a commercial use I think my only option is to modify the lease to exclude washer/dryer which would take a month or so to take affect before I could remove the machines.This is a month-to-month lease.

The inspection came back with about 15 nit picking items that "had" to be fixed.

If everyone in the neighborhood has a chain link fence then just leave it for now.But it also depends on what other things may be needing repair... if you have other big ticket items that will need repair then I'd focus your money on those first before worrying about the fence. 

Major systems like HVAC and septic must be in working order.If any of those items cause an appraisal to fail, you can consider an FHA 203K (construction) loan. 

-Where are state specific lease agreements that I can access for land lording? 

Just a deal I found and continued to pursue it.I've been looking at the possibility of presenting a counter offer with a Master Lease Agreement. 

No deal is too big for a master lease options operator.

They were going to stay in the apartment until the lease was up and I was leaving early.