i feel as though there won't be a piece of legislation that would ever replace solid landlords and local property management firms 

in my Pet Addendum: "Tenant will perform regular housekeeping duties, including sweeping and vacuuming, clean up all waste, and assume all responsibility and cost for any damages, cleaning, replacements or any other expense to the property that are a result of the animal."

The investor/developer has debt/equity obligations so they can’t just return investment capital assuming they executed on the deal.In a smaller environment we’d do what we reasonably can to work with someone but you can’t let someone exit from the investment without a replacement investor.  

When they do move out, you need to make a reasonable attempt to find a replacement tenant and re-rent the property so that you can "mitigate your losses".  

In my area it is $6 sf to replace. 2000 sf *$6 sf= $12000/ 10 year life span/12 months in a year= $100 per month for 1 item.

The repair of the flooring will come out of the repair budget but the replacement of the appliance will be out of the capex budget except you will have only a reserve account not 3 separate accounts.

There's complex stuff like single pane to double pane window replacement you always want to get the pro's for initially, or structural reinforcement if you're knocking down walls etc.

If you have to replace a heating unit, that's an expense.

assume need to replace.- Garage is good, has drywall but poor insulation/ceiling.

I thought I the only rule that needed to be satisfied to avoid capital gains was that  the purchase price of the replacement properties had to be of equal or greater value.