Food for thought. 

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.

Tech for most part is just a deployment item not innovation, utilizing tech to automate and do, more efficiently, what was done in antiquated manners. 

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

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

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. 

This campus hosts a large Magnolia home goods store, high end furniture store, cupcake bakery, coffee shop, gardening shop, live music concert venue, large grass area with toys and balls for kids to play with, an open plaza with eight food trucks, a small baseball field (that Babe Ruth once played on and families can now play on for fun), a restored historic chapel (the oldest chapel in Central Texas), and six boutique shops with men, women, and children's products.

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.

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.

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