Do you consider it to be a fair and standard practice, or is it something out of the ordinary that warrants further scrutiny?

Glad to share the results of my research with contributors.Adjustment ItemsLocation:-Negative: Busy Road, Freeway, Landfill, -Positive: Park, River, Ocean, Lake-GLABasement: -Finished-Unfinished-Bedrooms-Bathrooms-Street AppealParking:-Garage Bay Adjustment-Driveway-On StreetCondition:-Good-Average-Fair-PoorFunctional Utility:HVAC:-Baseboard-Radiant-Forced Air-Central ACAmenities:-Patio-Deck-Fireplace-Outbuilding-Sprinkler System-Other

They didnt ask for anything out of the ordinary in my perspective. 

Are you already a high w2 earner and really don't need a huge jump in ordinary income? 

When you fix & flip, the income is ordinary income, taxed quite high. 

Thought it was good value after tracking the neighborhood for awhile, offered just below list and asked for the fridge, dining room table/chairs and all outdoor patio furniture/TV.

Rentals are passive and W-2 /Flips are ordinary income.

Quote from @Prashant Sheth: The Tenant is responsible for returning the home in the condition received, minus ordinary wear-and-tear.

Third, the back yard is completely gravel with no patio and the back yard is West facing.

One is a laundry room between the kitchen and carport that's 10x14 (140 sqft) and the other is an enclosed patio (AZ room) that has drywall and dual pain windows.