I think I have it down pretty good that instead of "repair" by restorers I can just get the repair fee for clothing and electronics and likely "junk". 

Do you just go to a real estate agent and say, "Hey, I'm trying to buy a house with an FHA loan" and they do the rest, or what?

Then use the line of credit for the rest? Or

I also help run my family business that specializes in home improvement contracting, interior design, and antique restoration.

It's expensive to replace this door but I can't think of a way to restore it to it's undamaged state. 

tenant A loves dogs but the building policy prohibits pets. one day, tenant A notices thru the front window that tenant B moved in with 2 dogs (a pit bull mix and a german sheperd mix) with the PM present and no issue was apparently raised; landlord even pet and played with the dogs. tenant A feels betrayed and goes out and buys a yorkie. landlord finds out and issues notice of breach of contract and to vacate or restore the apt to its pet-free requirements.tenant A contronts landlord and demands explanation as to why tenant B has 2 big dogs but tenant A cant have 1 tiny one. landlord discloses tenant B provided proof that each of the 2 dogs are emotional support animals.tenant A asks tenant B why does she have 2 emotional support animals, and for a referral to a professional that could also recommend 2 or 3 dogs so he can keep his yorkie and get a playmate for his and maybe even the yorkie's 'emotional support' each.tenant B is insulted and files a HUD complaint that landlord shared that she needs emotional support (per Fair Housing Act, landlords may not divulge that a tenant has any disability to any third party).meanwhile, tenant C whose toddler was soon after mauled to death by tenant B's sheperd mix, has just won a case in California Supreme Court finding the landlord to be a statutory owner of the dog since it was accepted onto the premises simply based on a letter written by a 'pet therapist' without regard - and consequentially, with negligence - to the other tenants' safety and thus responsible for $2,000,000 in compensation to tenant C for the loss of precious human life, regardless of whether landlord was negligent or not, and regardless of whether animal was a service/support animal or pet.landlord, having lost his countersuit against tenant B for vicious 'support' animal's lethal actions, files claim for his homeowner's insurance to cover the $250 million he owes tenant C but claim is denied altogether on basis that building had a no pet policy and dogs were not declared and the pit bull mix, though recommended, was never even licensed.last but not least, landlord receives summons, subpoenas, etc from HUD and appears for trial in Federal Civil Court. judge finds landlord guilty of divulging that tenant has a disability and orders landlord to pay the statutory $16,000 for one county of housing discrimination,  plus 300,000 in actual damages for the complainant (and of course, her attorneys fees) for she is emotionally scarred for life!

Painting I'd say something to the effect of 'sure you can paint the interior whatever color you like but it needs to be restored to the original color and quality before you move out'.

I ended up opting to restore the alley access to the property and had to put in a couple of retaining walls to create two off alley parking spots, which is huge in Seattle.

Victorian stately homes for $25k and $29k and when I finish those restorations they should be worth $180k-225k after spending about $30-40k on their restorations/remodeling each.

How you actually gauge that is subjective.The subject in question is defined in RCW 59.18.260As long as you're sending an itemized list of what you spent to restore the unit to original condition, minus "wear and tear," you will be in the clear.