If they have more expensive possessions or need riders for specific items (one guy had a few high end musical instruments) it can end up higher.Speaking as someone that had his place broken into by 'friends' while young and renting, I wish I'd have had a renter's policy.

I am going to have her search for specific items such as:Probates, Divorce, Code enforcement, etc.Anyone have success with this?

Reason being is they have to get a bank to say "this house is worth XYZ" and the bank is going to use houses of the same age, SQ footage, type, baths etc and compensate for very specific items.

Perhaps hire two different contracting companies based on their bids for specific items they can complete in a fiscally responsible way.

We do the same thing here and I think most states seem to have similar rules from what I have read.The bulbs were just something I have never encountered and it seemed that for cost of buying almost an entire house worth, there should be something from them (ie security deposit) due to it being handed over "with" bulbs.I will have some more of these specific items added as an addendum to the lease.

., the place is large, or there is a lot of carpentry work needed to adjust specific items in the place.Is everything being done in house?

The FHA appraiser, while thorough in his/her job, has specific items that he is looking for, which isn't necessarily in line with what a home inspector will search for.It is well worth the money to get a competent home inspector to go over the place with a fine tooth comb. 

I would look up individual trades and ask their pricing on specific items.

I realize I just gave you a bunch of general non specific items to address your question so in the interest of giving you some ideas...here's what has been the best lead gen sources for me of the past year....- Networking with like minded agents and investors in my area- posting consistently on these forums.- I signed up for the BP featured agent program in one of the markets I serve, I closed 1 deal and it paid for the year of that.- Tik Tok...I've had two videos do over 220K in views on tik tok and have had several inquiries/connections from there.- Leasing...I've been doing some leasing services for investors in my area, not PM but just the front end leasing. 

Incredibly insightful with the specific items to keep on hand and how actively your wife screens the tenants.