Typically you provide a cost line item sheet, plans, specs, breakdowns.

These are all expensive items that add longevity to your property and increase its value.If all else fails, I would check with your lender to see if they have any other options. 

Meaning, the big ticket items that I am replacing are in complete disarray. 

I was told by a local investor that I should list the home with a real estate attorney instead of a traditional agent as I will save money on the transaction.

Or they'll price certain products at a loss *all the time* to get customers in the store to buy additional items.

Otherwise, you could look into non-conventional loan options (outside of Fannie/Freddie) that allow for less than 20%, such as local credit unions.As for your numbers, you're missing a few important components; the big items would be maintenance, CapEx, and utilities (water/sewer/trash) for a 4-plex.

There's a probate process for the tenants items.  

The other items are SIGNIFICANTLY more important.  

They have a free version that includes some of those items. 

@Dave FosterThanks Dave, that is making sense.For my own knowledge, what if your looking at buying 2 independent buildings under one purchase/seller/closing, that can qualify as one line item on your identification page or you need to identify them separately?