Seller to make repairs before closing instead of price reduction

[Brendan L.]

After an inspection, I asked for an additional amount off the selling price. Seller claims that the reduction won't clear his costs with the bank and realtor. He wants to take the repairs I noted and have his contractor handle them. I can't ask for more credit than I currently am (bank stipulation).

I understand that its more ideal to handle repairs on my end, but it might be a good chance to save myself time effort and money while closing the deal.

Specific things I cited during the inspection:

-New ceiling in a large back closet

-Grading outside the building

-Standard slate roof repairs/maintenance to plug existing holes

-One of the two units strongly smells like cigarettes and cat urine

How do I write the contract to do these things as extensively and specifically as possible? For example, With the smoke and cat urine, I would need to pull up all the carpet, remove the staples, clean and seal with Kilz, and repaint and lay new flooring. Presumably I can't get them to agree to all of that?