It's changes and running scenarios then dealing with all the broken links.  

Recommend removing the stump to prevent the entry of wood destroying insects into the house.3) DOORS/WINDOWS: Most of the windows in the sunroom have broken thermal seals, resulting in moisture intrusionbetween the glass panes.5) ELECTRICAL: A) The GE electrical (disconnect) panel is recessed inside the wall a couple inches.

@Ben DeBruin if it's not broken, don't fix it!

Basically, I have tenants that requested a new refrigerator even though the other refrigerator was working it just was older and had some shelves that were broken. 

I would do nothing beforehand except obvious safety concerns-broken windows and loose or missing rails.

You've been doing this a long time, and clearly your methods are working, so I'm sure that if it's not broken, why fix it?

You now have what is essentially your break even price where if you bought at this amount you'd at least have no money left in the deal (refi) or have broken even (sale).

It has all the telltale signs of neglect; boarded up windows, overgrown grass, broken down cars in the driveway, etc.

Unfortunately, the costs they have to pay for undetected water damage and various other defects and many broken windows were much much higher.

You pay them the service fee and they will connect you with a local specialist that will fix whatever is broken (as long as its covered under the contract)-If the repair involves work not covered by your policy, then you will have to pay out of pocket directly to the contractor for extra.For me, as a first time home buyer of a duplex house hack, the seller offered a free home warranty as an incentive when purchasing the home.