It would be hard to mistake for a light switch. 

I normally recommend a turnkey single family home (3b/1-2ba)/ light cosmetic work single family as a 1st investment.

Same exact tactics and scam, just under a different name after their 'business model' came to light to myself and hundreds of others.

I do not individually allocate for the small items but the maintenance/cap ex worksheet contained the reasonable costly stuff like you mentioned then had an entry for all of the small items (bathroom lights in some of my locations do not last 10 years). 

Fixing a leaky toilet, replacing a broken light fixture, etc. can create good will.

What would be the price ranges of Class A, B and C properties in your markets of move in ready or something with light repairs (where a buyer could get a conventional loan, not a distressed property)?

There is some additional information that wasn't mentioned in your post above which sheds a different light on the situation.  1.

Broken glass lantern by the pool, smoke detector hanging in hallway, broken ceiling light in the bedroom, face plates missing or missing screws.

That's it, but a) print out a page for each property you think is comparable, b) make the list of repairs long and inclusive of everything you've done. c) Put larger items first like kitchen remodel......and don't just say 'kitchen remodel', list things like 'custom backsplash tile/Bosch appliances/recessed can lighting/pot filler/etc. d) Cite the price/value of the work done, and don't be afraid to be generous.

If done, in light of all that I guess some will feel much happier when walking though Home Depot parking lot.