AHS also has a lot of hidden fees and items that they will not cover, especially involving A/C work.

Employment drivers of areaCrime of areaMedian household incomeCurrent rent to income ratios, and if value-add deal stabilized rent to income ratiosAnticipated hold periodLength of LoanI/O or AmortizingCapex items and "what happens if you have to hold longer than anticipated?  

As a seller, I'd prefer having due diligence money that I can credit back to buyer at closing but it's mine if they release, as I've dealt with too many buyers nit-picking over $10 inspection items like the oven range safety thing or use the inspection period to back out if a better deal hits the market or try to negotiate a lower price even if no big issues found, and I think due diligence money solves those problems.  

Was non-cooperative and delayed remediation due to not providing access (would not move items in house).

You'll want to get at least three bids on this before deciding anything.Your PM says it will cost $60k, but you didn't tell us what that $60k would cover  --what items are included in that $60k?

This change should not impact items like your E & O, etc.You mentioned "Supra" in your post. 

No lawyer...I want to know items like:RE commisiion including buyer's agent commissionAny agency fee?

The life expectancy of a metal roof is admittedly longer than asphalt, but I think this all goes back to the debate of leaving the CAPEX as is and replacing items when broken, or do you like to prepare and rip out everything old and replace it all to make it last for a long time from the start.

The longer Airbnb is around the more items will be identified like this to "carve out" so they dont align. 

@Josh Carr let me clarify one item.