These are free:Rental income calculator:https://www.calculator.net/rental-property-calculator.htmlUse these to fill in some of the blanks in the above calculator:Tax calculatorhttps://smartasset.com/taxes/property-taxesResidential Rent Vacancy Rates:https://www.deptofnumbers.com/rent/

Ours supply their own window a/c's & on occasion have left them after moving out.In one duplex we put in central a/c when we upgraded the furnaces & the tenants had no problem with an $80/month rent increase to cover it.

Make a "fill in the blanks" version of the contract; a template.

On more than one occasion after reading text I have had an immediate emotional response that I just didn't send and after thinking it through was able to be much more reasonable and professional.  

As for fish, I doubt you have THAT problem, but tanks leak and can lead to water damage on occasion.  

Just like a real contractor.This will send the message that you can't just throw #s at me and expect me to give you a blank check. 

I have heard on more than one occasion that mistakes and fear are pretty normal.  

Things of note: *They didn't take the time to answer all the questions on the application, many were left blank*She has less then 600 credit, multiple delinquency, serious delinquency, revolving credit to high.

Also work trash(cardboard from contracting job) They were all alone in the back for a wile and I think they must have taken out their own trash and have on occasion actually done it. 

See, for example, http://www.rentlingo.com/pet-resume for a fill-in-the-blank version that's easy to use.