He did not give us items that we had already paid for: new HVAC, all new kitchen appliances, hot water heater.

Making them a trustee doesn’t add to their ability to receive the items that they are the beneficiary of.  

Yeah I would retain any cleaning funds until all items are returned.. 

I wonder what fix requests usually come up after the city of Lansing inspections for a potential rental: Are they big ticket items like roof, furnace etc or small repairs ?

Each property has its own dedicated tab where we track income and itemized expenses, giving us a clear view of each unit’s financial performance.We also maintain a consolidated summary tab at the end of the spreadsheet that provides a high-level snapshot across all properties — perfect for reviewing overall cash flow and portfolio health.Currently, we manage a dozen long-term rental properties.

1) Not blown money on cars, luxuries items, CC2) House hacked a 2-4 unit.

Write up a simple letter that says she gives you permission to place her items in storage.

As a realtor, I have had appraisers tell me before that a new roof or new HVAC system are considered "maintenance items"...

The first item I would have suggested is the Landlord-Tenant Laws as well.

@Michael Baum yes that's my perspective too, it seems like mostly subjective items.