Things like not using rental income, limiting the number of properties, not offering cash out loans, loan minimums and seasoning are all different items you will face when interviewing conventional lenders.

A lot of investors just gets their contractors in there and get itemized bids especially if the contractor has good eyes.

So your best bet is to find another lender if you find specific items that you do not agree with 

Some leases say these items are "payable before rent".

An investor is probably coming in to understand if there are any big-ticket items they didn't see when they looked at the house that might change their rehab estimate.

@Ryan NelsonYou’re a little confused about the items in the offer.Seller’s concession means that you would agree to allow the buyer to add the closing costs to their mortgage.

If this is the case, don't be afraid to do the bare minimum to get the space up and running, and then add items as needed over time after you have some rental income to play with.However, if you are planning on transitioning these to STR's in the future though, I'd definitely recommend getting as close to fully set up as possible before launching. 

. - typical due diligence items to gain confidence and assess credibility before turning over any of my hard earned money.

Scale comes down to just a few items which I can tell you for free right here.1. 

Not factoring in these items in your analysis "hides" your actual return as these expenses will come up eventually.