Am I stretching this too much by adding these operating costs?

However, if you've picked up on signs of potentially problematic behavior during your interactions, you might be able to highlight them by adding “good tenant conduct” to your list of standards. 

If they are trying to do that, it is only a matter of time before they eliminate STRs all together.

Luckily, due to the number of items this person had at the home, we added charges for each day beyond the set closing date for them to vacate the property.

And if all houses have not been fully rehabbed (we do fulls on every buy), some expected number for capital expenses should be included in that (IE if you have 3 years left on your roof you need to be deducting $X from that figure, repeat ad nauseum for all major capex).

The title attorney involved had open communication with all parties on this and an addendum was added to the contract stating this.   

For example, this can be adding square footage, adding an extra unit, or adding a pool in a STR market/luxury market.  

.- Plan: eliminate AMT - Alternative Minimum Tax.

I opted for added a $200 non-refundable deposit. 

They are also constantly updating it and adding new features/metrics to help.