@Maggie Jones A 150/sf in LA is doable, cheapest material out there, all finish items like flooring or tile will have to be under $1/sf, fixture is the cheapest you could find, faucets are $20/pc.

Once I upgraded to pro the itemization of repair cost went away...

What items do you think could be missing?

I needed a contractor to estimate the costs of some of the items we plan to do and help us decide which things we'll do ourselves vs what they charge etc.

If they commit to signing the Lease Agreement within a specified period (usually 30 days max), I convert this "Holding Deposit" to the Security Deposit (fully refundable, minus items above normal wear/tear).

BTW, my monthly expenses are all encompassing - any mortgages + insurance, taxes, vacancy allowance, capex - but not taxes, since those are (largely) offset by itemization.

James,You will also want to separate out "standard of living" items from "unhabitable" items.The landlord isn't responsible for thefts, vandalism, or the neighborhood going down the drain...He *is* responsible for major pest infestations, heat in winter, a plumbing system in good repair, getting rid of pre-existing mold, etc...

Be very careful. depositing "client funds," is delicate.

If there are things you're weak on you should consider finding partners to help you with those items.  

This way all specific systems that could cost big $$$ are getting evaluated by the people who know them ( and the plus side is we are getting prices to fix items if needed).