-Major lawn care items such as branch or precarious trees that need removal?

If you want to talk risk, put down the PE talk for a second and look at commercial real estate, inflation, higher defaults, forever wars, growing china dependence and the economy and tell me that real estate would not be effected equally across the entire board when the house of cards fall, yet dividen stocks (this is a fact) tend to out perform the rest of the market due to hardships not really keeping people from drinking coke and eating at fast food chains.

These are in no particular order I suppose but all good items to look at when you are trying to understand a market well (especially for the first time!)

Proper's quote came in 3x as much as State Farm's (although we could probably get that number down if I go item by item to remove a bunch of unnecessary items).

The land survey, but then you dissect into three categories.Are you meaning just any other Due Diligence items/concerns?

Add the price to the menu items.  

I don't know anything about them or their services, but here is some food for thought.

It does not need to rain nearby to get a flash flood down a wash, that is why hiking slot canyons requires a knowledgeable permitted guide (definitely a bucket list item). 

I think should like second one: no obvious food and removable oily thing on bottom, side or any place.

Included in the price of this estimate is expanding a smaller bathroom into the existing footprint of the home, a tile shower with frameless glass shower enclosure, a freestanding soaker tub, a stone countertop, and a separate water closet.Primary additionComing in at one of the most expensive things on this list, a primary addition with midrange items costs homeowners an estimated $156,000 and recoups only 31% at closing time.Bottom line- only do what you need to do to get the best 'bang out of your buck'.