Along with specific language around all of the furniture and appliances you have included for your furnished space (Smart tv devices (ROKU). 

I did bump the contract price up by $20K and for there to be a credit issued to Smokey's Furniture which covered some high end furniture, and a hot tub.

That seller may want to allocate a significant % of the sale to FFE (furniture, fixtures, and equipment). 

Oldest installation 2015 was our Lakehouse & it has seen a lot of action, dogs, furniture moving & one small flood due to stupidity & it has not failed, separated or buckled. 

Which my not be much since tenant is a mess, hard to see damages behind furnitures and pill of clothes. 

Just curious, do you generally fully state your flips with furniture and decorations, or just let the rehabbed house speak for itself?

Since we're paying cash for everything, our holding costs should be relatively low (about $5000 for property taxes, $600 for insurance and $600 for utilities) and our selling costs should be pretty low as well ($600 to move our staging furniture in and out, 3% of the sales price for buyer-agent commission, and about 3% of the sales price in closing costs).

This pest issues is a big expense and really hard to control if tenant does not comply with complete instructions for handling their furniture and personal belongings and electronics during treatment.Pest addendum is great for pest control services and responsibility but like you said it's hard to be judge as to how the pest was introduced.. at this point you need to service and control issue for your property investment.Any furniture / mattresses put out side for disposal mark with spray paint BED BUGS so it's not transferred back into the building.. 

I dont buy trinkets, gifts, electronics, clothes or furniture, I don't even heat my house to save money.  

They added their personal touch while using some of the existing furniture in the house to help keep costs down.