Set up & remove For Rent signs.12.

How about  accounting, legal, lease up fees, snow removal, Pest management, or CapEx reserves?  

But instead would run at least 2 analyses to see how the numbers play:One with the costs included in expenses for the yearAnother with those costs spread out over a period of yearsAnd One with those cost removed and then added back in after the initial analysis.

We currently have a deal where the house had loose wires, no stove, possible mold, so the house didn't pass bank approval.

Reason being you only have 2 units over which to spread all the fixed costs, like lawn care, snow removal, etc.

I have a few but not only are they not cash flowing but I'm loosing money.  

So moisture is the only real cause of mold and removing it will be the only way to see where the mold is coming from.

A buried oil tank can cost 700 dollars to just remove, and over $100,000,- to remedy a leak over 30 years."

I do not like the idea of giving checkout instructions (such as removing sheets, stocking washer/dryer,etc).

You simply tell them to remove it from the rental pool for x time period and it is yours to use.