It is best to follow a policy of written standards and requirements for the processing of all applications that are based on a business necessity and treat all people equally. You can have a requirement that no smoking is allowed in your rental because it affects your business. You will most likely have to re paint or fix burns in the carpet before renting to the next applicant. All other features to the dwelling need to follow the Fair Housing Act accessibility standards and regulations. In non elevator buildings the ground floor units are to follow the Fair Housing Act requirements.
ALL housing is covered under the Fair Housing Act with regard to advertising.
This applies to the sale, rental or financing of a single family house as well as covered multi family units. It is unlawful to make, print or publish, or cause to be made, printed or published, any notice, statements or advertisement with respect to the sale, rental or financing of a dwelling which indicates a preference, limitation or discrimination. Expressing to agents, brokers, employees or renters and illegal preference for or limitation on any purchaser or renter. Selecting media or location for advertisement of the rental of units which denies segments of the housing market information about housing opportunities. Apply different rules, deposits or extra rental charges.