You might be surprised to see some tasks are taking a lot more time than you think they should and maybe you are diving a little too deep into those items or need some automation.I self-manage 13 SFRs with a set of linked Excel spreadsheets.

They have to run 2 new wires (100 amp each) underground but still carry the same load as the existing one (200 amp).

I say that because you may have different inspectors calling out different items at each inspection for instance you may do a rough electrical inspection with one inspector and do a final with a different inspector that see's things a little differently forcing you to redo work already inspected.

This way allows you to add value quickly without having to compete on distressed properties that carry more risk.

She put a shelf out front with plants and other items.

Perhaps lower if it is a rental, as renters are not known for maintenance of capital items.

Your original cost basis of $175k doesn’t offset that boot; it just carries over to the new property.

Therefore, all the items you outlined in your question are things I would include, along with any other factors you consider important.Keep in mind that LOIs are non-binding.

Add 10% to costs for misc items to come up.

@Benjamin M Racicot always have an item of value to give out (with your information on it), but do not ask if they’d like to receive it.