I also need it to be "editable" so that I can other items in. 

One of the items that was mentioned was landscaping and that 100% of the time this is something that is invested in.

They usually just find minor items, under 200 bux.

Many companies I found do not want to cover a lot of homes because of the items you stated but with that the hurricanes and also in florida many roofing companies have done the "I will replace your roof for free, just let me deal with the insurance company".

They typically have a "designer" or "consultant" for free that can give advice (or research in your case) specific items.

They walk you through each item and you can ask and call back to get as many questions as you'd like.

Overall it looks like you captured the key data, I would include a row with % for each expense to calculate off of so you can see what your assumptions are easily or change them.

Making such a blanket statement on item #2 is not reasonable (Im sure you will agree once reading my explanation) as the combined LTV plays a hudge role. if the first was $100k, and the second was $25k and the value was $300k, would you say no way to a $25k loan at risk in second position with $175k equity spread and a combined LTV of 41.6%?

However, the presence of personal items like clothes, a suitcase, and a pot on the stove inside the RV raised red flags.

Perhaps making step-father responsible for those items is better than charging rent.