The dog, Bonnie, despite being small-medium-size, has developed a habit of reaching for food items on the counter, and despite lacking opposable thumbs, had apparently turned the gas knob.  

Ridiculous Example - If you verbally agreed that he paint the house purple as a condition for him to move in and he painted the house purple, you could argue that's why he painted your house purple.3) Document actions that you have taken to comply with both the written contract and whatever you came up with in item #2 above.

INSIST upon a petty cash fund for instant approval of repairs under $xxx and an itemized Purchase Order for those  that exceed that amount.Also insist upon review and accept/denial on all applications for tenancy.These go a LONG way to keep everyone on the straight and narrow!

You may find that when you factor these items into your analysis, your cashflow will be lower than $360/mo, and possibly negative in some cases.

The Bigger Pockets book store if full of great books: https://www.biggerpockets.com/store

Look under the education section above it is loaded with great items. 

I'm looking for funding for my first flip/buy and hold project I'm putting together a package to present to hard money or private investors what are some items I should include in this package?

The Bigger Pockets book store if full of great books: https://www.biggerpockets.com/store

I'm sure they'll give you a laundry list of items.

In addition to replacing all fabric items, replace plastic items too that have become discolored or have absorbed the cigarette odor, such as outlet/switch covers, smoke/CO detectors, etc.A key factor is how long the unit has been affected by the cigarette odor and to what extent.