Sounds like we are down to the last few items before wire transferring funds to me.

I agree there’s no way to hold a seller to a price because of the items you mentioned.

It does feel like its worth it to check these items off the list now and not have them as line items to save for replacement costs.

My suggestion is if you don't go through the hoops to get a permit just keep the front of your house clean and don't do projects in your front yard or throw out large bulk items that are clear indicators of a rehab.Utilize Fort Worth's bulk trash pick up days and get rid of everything at once. 

You really only need 2-3 items to make the bedrooms look more comfortable and put together.Photos:Your house looks beautiful, but I agree some of the pictures should be changed.

If they want to make this type of investment, then they should invest in the Stock market where there already controls in place.Please add another item to the checklist. 

@Caroline Gerardo is right.Your big bang items are 1) Kitchen and 2) Master Bath.

The SFR + ADU is worth less than a Duplex because the ADU is viewed as an amenity rather than an additional unit so your appraisal will look for other SFRs with ADUs and provide line item adjustments for homes with and without ADUs much like having or not having a pool or a garage.

These models capture the primary expenses associated with fix-and-flip and long term rental/BRRRR investment projects and provide an estimate of total cost and profit/returns.Shoot me your email if you'd like a copy of either or both.Hope you find helpful in reviewing your projects!

I believe I had a list that was 12 items long.