Probate in CA is another item last I've heard its around 46K fee for a 1 mil gross estate.  

So far, we have received this advise from appraisers in the Maple Heights area: 1) Attach all offers so the next appraiser can better understand the market value, 2) Provide a letter from the Maple Heights Building Department discussing the addition of the egress window making the bedroom conforming livable space, 3) provide comps for similar properties sold in the Maple Heights area (these do not have egress windows), and 4) create an itemized list of improvements and cost for renovations to the property.We are grateful to the Bigger Pockets community for their advice as well. 

It is a rare off-market property that does not involve work and/or have risk items.  

For the most part its just health and safety items, which are items we should have remedied anyways.As someone else mentioned, biggest thing to avoid is having the house tagged as vacant which the city will do if it sits empty for too long (handful of months, grass not cut, etc).

He should be familiar with doing developments that you are looking to build and give you ballparks for each line item if not find one that is able to do that.

The 25K would go towards a rate buy down.As far as accounting for cap ex and maintenance for newly replaced/updated items, I'd still recommend doing it.

If I were you (and you meet the items listed above), I would definitely still move forward with licensing since you already have the property.

It's also important to remember that low maintenance costs don't last forever, and that will an increase expense item as time passes. 

Covering most of the routine maintenance items here. 

I am also looking for information regarding fee structures, and what item's that should be and should not be included in the management fee calculation.