In Tampa area I am well connected as a PM and broker and have a lot of off market in addition to MLS. 

In addition, 1031 Exchange Qualified Intermediaries are generally not required to be bonded, insured or maintain any other form of minimum equity capitalization.

An addition of soil, a swale, or a French drain may be necessary.● Part of the patio on the east side of the garage has a negative slope.

Additionally, considering the time value of money is crucial, as deferred gains and tax efficiencies may improve long-term returns despite upfront losses being largely on paper.

LLCs require additional filing fees and tax returns and just complicate things.

I did see it and scheduled the sprinkler installation but heard they are now requiring additional improvements that weren't originally discussed like multiple egresses, changes to pool room doors etc.   

In addition, there are also different rules with regards to Timeline as well as identification that you need to follow if you want 1031 to be possible for you as an investor.

Since you have no contract, there is nothing that says you do not have to pay if you are not satisfied, and your spreadsheet would seem to indicate you owe him the money.Similarly, since you paid him for previous work on the spreadsheet, and the spreadsheet shows you owe him for additional work, your argument is not very strong.

I charge a $150 pet fee, of which $30 goes to my cleaner for the additional cleaning. 

I have also added line items for common area monetering and additional appliances.