If you're self managing, I would charge myself the management fee so it's all clear and itemized for his auditing.

How to calculate these items in your market might be a little different than my market. 

They leave trash and personal items in the hallway and don't respond to notices to clean it up. 

whether an item can be expensed depends on if it is ordinary and necessary(and reasonable).It would be hard to argue that a random MBA is ordinary and necessary to your business.Maybe a class that is very specific to your business.

After our first tenant moved out I noticed that I couldn't find the scratch anymore.Floors are probably the highest wear item so personally, I would hesitate before buying a budget product, especially if it is not advertised as waterproof. 

I find it best to go talk with the planning / zoning department in the jurisdiction that your looking to build in and they are most always in my experience willing to help guide you in the right direction and provide you with a specific list of items that they require for a preliminary approval so you can have the confidence to know that you can build what you would like to on the property. 

HOA docs have their own specific date by which we need to review and can cancel the contract based on items found in those docs.

Most professionals work with clients all over the country- finding someone who knows REI is the top item. 

@Chad Bartlett Regarding MTM leases, have a look at your states statutes and any other special items in that municipality or anything special with the pandemic.

I don't know your specific market, but generally speaking, luxury items like dishwashers and w/d will make your unit more rentable in a C class neighborhood.