I would take pictures and get estimates on what it will to take to replace, repair and clean.IF you actually have to go to court take your documentation.

Also, JScott has a book on estimating rehab costs here on BP that would be good for you to purchase.

My best advice would be to look at similar homes in the neighborhood and estimate what your ARV would be based on those homes and their condition, and work backwards to decide which updates will bring the best value increase. 

To find the "correct" amount of replacement cost coverage needed, ask to see a replacement cost estimate of the house (often times called an MSB as well). 

It usually helps me understand the market rather than guessing if one of two amounts is way off base due to one guy being pricier generally, or one guy missing something in his estimation, or different levels of quality, or sometimes what seems like random chance.  

Rehab estimates 4.

Based on your numbers, I think you're cash flow will be higher than you're estimating which is good.

How do I price this in my repairs estimate if I can’t see if it works?

I know those numbers are just his estimated but wondering how that will work with different down payments

Ouch.PMI I estimated to be 0.05% of the total loan amount $189,000 - divided by 12 -- $78.75 per month.