Some houses have so many decorations, misc. items around the house it is difficult to notice when things go missing over time.Hope this helps! 

Punch List: Accounts for any punch list items involved. 

If you are just looking to invest your money then make a 1,2 or 5 year financial plan. work that back as much as you can hopefully into daily action items or at least weekly goals.

First you need to learn to separate the following:Maintenance: usually things related to wear & tear or tenant damage.Repairs: usually broken items like doors & windows, caused by tenant or nature.Capital Improvements: usually expensive things that wear out: hot water tanks, furnaces, roofs, etc.The seller is correct that Repairs & Capital Improvement items should not be a factor for awhile (ALWAYS get your own inspection to confirm).

It's always important to have contingency reserves and having a healthy contingency line item that's capitalized can greatly reduce cash during life of loan.Loan Administration:Remember construction lenders release for completed work and the borrower has to navigate the process by which the work is completed in order to obtain reimbursement.

Your numbers are close and assume no more work is needed than the big ticket items you mentioned. 

Thank you, and I look forward to meeting you at the viewing.Note how I reiterate the qualifying criteria as well as itemizing what the move-in costs will be.

Or can I get the Costco brand items?? 

They're about $2K, but in-unit W/D is the most requested item I hear.4 burner gas top should be OK.

I look at every single item in the pro forma and imagine that it is complete BS, and see if I can challenge it.