Creating an invoice for a short sale? Looking for experience

[Christine Stefchak]

I have the opportunity to put an offer in on a short sale property.  The listing agent told me to include an invoice form of repairs with my offer under asking.  Would anyone be willing to share an example of this with me?  How detailed should the invoice be?  What is lender looking to see exactly? I want to offer 77% of asking price so there is quite a bit of deficit to make up.  

Would I include things like cost of carpets and kitchen cabinets? Or just "repairs" like new deck needed because wood on old one has rotten/cracked.