The biggest problem I see is that most of those items should have been itemized from the tenant deposit.

Non-passive to achieve this level of return.Add the addition of the ADU makes the main unit rent controlled if over 15 years old.the work to add an ADU likely exceeds the effort of a brrrr that can achieve infinite return  Experienced investors are adding multiple ADUs by leveraging items like bonus density, committing units to affordable housing, etc.  

Also, how old are your capex items? 

If the house has all major components in working order a few cosmetic items doesn't make it not livable.

I'm wondering how much specifics I need to include for each line item. 

Have them send you a line by line item of what's needed.

This is true for bonus depreciation items as well.  

Here is a critical item I ran into with other properties: Avantstay has a vendor to take out and bring in the bins.

The other business I run is reselling, listing items on eBay & FB.

What were the biggest line items?