Or limited to, rents, parking fees, forfeited deposits, laundry income and fees.’So, to me this reads like a % of the operational income, but utilities aren’t an operational income, are they?

You accepted condition of building / unit when you took over..Wear and tear on carpet this age is ridiculous,, it's has no appreciable life left.You could charge him if he broke a window since your ownership, or that type of damage,, but anything nicotine damaged from your point of ownership is pointless in trying to recover any damages from this tenant.Any why you would have DEEP CLEANED a carpet that was in this type of unit was a waste of your money.You will not get rid of the smoke smell until you wall wash with TSP all walls, woodwork, windows, then prime coat walls with KILZ,, clean all filters, any vents spray inside after washing out as best possible with spray kilz,, don't try to save any window treatments. 

When they started using a lot of hot water (shower, laundry etc) the Carbon Monoxide detector went off.

He was tired of having a rental and the house had a small laundry room fire.

I agree with the vinyl for bathrooms, kitchens, and laundry rooms.

At the same time I learned and ran my commercial/residential pressure washing company as well.

But here are a few numbers that come to mind- E&O (errors and omission insurance) $500 if paid in full ($650 if in installments)MLS & Association dues $900Parking, gas and car washes I probably spend around $3500 per yearI just had to pay $300 to renew my license. 

Welcome @Dominic SchroederAn expert in WASH state is @Steve VaughanI would consult a CPA too.A real danger if houses depreciate is that the tenant can not buy because the house does not appraise.What will you do with the net sale?

Right now  paint, carpet, ,plumbing, roof  & drywall work,  power wash and  driveway work  is  on  the  list  covered by the  $30,000! 

It takes our cleaners about 5 hours to clean the house and do the laundry.