In general, I would say Kitchen, Bathrooms and any deferred maintenance should be your focused items. 

Would you have any recommendations, in your experience, for what to look out for in the documents that would be red flags or items that would negotiable?

I had a renter that rearranged all the furniture, left everything absolutely filthy, grease spilled all over the counters and oven, food spilled on the floors and table, trash left everywhere, etc.

The inspections have become so nitpicky over purely cosmetic items there has to be an extra $1-2k per year to keep up with the punch list every 1-2 years.

You've given me some solid pointers/items to take into consideration for future deal analysis, so thank you for that.

Go through each major line item and come to an agreement on what really needs to be done.

.* No calls accepted to review receipts: I have asked Jenny several times for the last 3+ weeks to get on a call to review the receipts and all of the items that are in the house, I have given her several deadlines to resolve the issue, she has never accepted any of my invitations to join any calls despite me pleading her to do so as my credit card payment is now due and has a 29.99% interest rate if not paid.I have found several people that were also affected with just 2 facebook posts.

Never use an Expense Ratio %-  do a line item forecast. 

I have a property in Philly and thinking of renting to the program@Serina Bellamy, Inspectors would fail items that were previously passed during prior inspections.

Then we review the submitted file items and come back with questions or ask for additional documents it is a normal process.