Run numbers for linens and other soft goods that will need replacing periodically and include the initial furnishing in your acquisition budget, too. 

For us, for example, in the last 12 months we've spent about $1000 on soft materials - replacement linens, towels, mattress covers, etc. $7k for furnishings must be thrift store/side of the road stuff; we had to replace a queen size bed & box spring earlier this year and even on sale, and being a relatively "economy" mattress, delivered it was $600. 

Recaulk if necessaryWipe down outside of toilet with cleaning wipesClean faucet and sink with soft scrubClean exhaust fan grillCheck/dust/vacuum window blindsWash walls with dish soap and waterWipe light switch plate and door handlesWash windows, check screens & latchesTest all outlets for polarityBegin PAINT PREP sequence if necessarySweep/mop floorLiving RoomRemove everything left behind.

I'm just looking at soft landings with a minimum of high risk to moderately mild risk to lots of low risk investments that I can still manage with minimal effort.

The seller is obviously going to act in their own self-interest, which may include a soft fib here or there to avoid an uncomfortable situation with you walking through their home.

I assume this is a soft study so the buyer can estimate how much can be depreciated?

I do want to mention that losing soft costs such as inspection or appraisal costs when acquiring is just the cost of doing business.

If one low spot hold water on even one little part of the house it's gonna eventually bring issues, obviously water but bugs love that soft wood.

Have you found any soft spots with lenders? 

In the event that I implement active campaign (and don’t have investnext anymore), and there is a deal that folks want to commit to, how do I keep those investors if they have to be added to another operator’s portal to soft commit to a deal?