As I am sure you know, there is a laundry list of items that lenders look for including litigation, strength of the management, budgeting, etc. 

I do a journal entry for the month crediting income/rent revenue, late fees etc, less the expenses (itemized by different expense categories of PM fee, repair, postage etc) totaling my deposit.

You are dealing with high ticket items.

Sounds like he needs those months anyway to remove items.

Many of our leases that provide W/D, specifically state that there is no warranty for those 2 items. 

BUT they often leave underclothing or wet showers, food, or other items that tell you someone moved in for the evening.  

Created to help curb smoking in guestrooms, this smart device detects nicotine or marijuana and then alerts the owner through a cloud-based notification system.

The marijuana argument doesn’t really hold any weight.

If I find something good on Craigslist, friends can buy and schlep the items for me.

That being said, there are two items in your post that a lender like us will struggle with. 1) Any time you're under $100K for a loan amount, it's hard for lenders to really make much on the deal.