This does not include the service panel and the shed ($2k).Because of these issues I amended my offer to be $3.5k lower than what was originally agreed upon.

You are a victim of the Hedlee Amendment, and not getting the Homestead tax reduction. 

You can make amendments to your process the way you see fit.

@Jonathan Steiger   ...Always subject to amendment!

I haven’t included the costs for this flip in 2018, do I need to amend it if included in Schedule C?

You may wish to confirm that the new 401k provider will handle the ongoing compliance support such as any required 5500 filing (e.g. 5500-EZ for a one-participant plan with assets in excess of $250,000), any required tax reporting (e.g. 1099-r in the event of a distribution or in-plan Roth conversion), mandatory plan updates and amendments, etc.4.

You may wish to confirm that the new 401k provider will handle the ongoing compliance support such as any required 5500 filing (e.g. 5500-EZ for a one-participant plan with assets in excess of $250,000), any required tax reporting (e.g. 1099-r in the event of a distribution or in-plan Roth conversion), mandatory plan updates and amendments, etc.4.

You may wish to confirm that the new 401k provider will handle the ongoing compliance support such as any required 5500 filing (e.g. 5500-EZ for a one-participant plan with assets in excess of $250,000), any required tax reporting (e.g. 1099-r in the event of a distribution or in-plan Roth conversion), mandatory plan updates and amendments, etc.4.

My agent is already on it to amend the contract with something more along the lines of"Tenant shall call AHS Warranty for any repairs and landlord will pay the co-pay.

For those of you considering Oakland and ADU as a house hacking strategy, some notes from some east bay ADU advocates:"On June 29, 2020 the CED Committee approved 64 amendments to the "Tenant Protection Ordinance" (TPO) as well as Rent Control and Measure EE (Video link of meeting at: http://oakland.granicus.com/MediaPlayer.php?