We've recently decided to start including a price list for items needing repair (not normal wear and tear) or replacement that may be typical during a move out to the extent a vacating tenant does not take care of the issues themselves....lawn/landscaping items, bulb replacement, appliance cleaning, wall repair and repaint, fixture repair, etc.

We ended up doubling that amount in 3 months to finish itWe replaced the roof, A/C, re- piped and re-wired the whole house, took out the deck, changed doors and windows, patched dry walls, installed granite counter top, vinyl flooring, landscaping This is what I learnedRehab cost:  don't underestimate.

If those top sold properties have wood floors, granite counter tops, lush landscaping...then your property's SOW also will have wood floors, granite counter tops and lush landscaping or better.If your former real estate broker changed careers and no longer has her license, than her compensation cannot be tied to the sell of the property, but can only be tied to the SOW. 

New plumbing, electrical, demolition,landscaping,drywall, bathroom rehab toilet,pedestal sink, ceramic floor tile and tub and wall surround were completed by me.

Siding, windows, roofing, heat systems, exterior, Interior painting, landscaping, parking lot, new appliances, etc. 

That's assuming the house appreciates in value, the market doesn't take a turn for the worse, or your rental landscape/situation stays good the entire time.

I like not having to worry about the exterior of the building, landscaping etc. as the HOA does that. 

Exterior landscape and paint.

The water leak was actually caused by two sources - one was the landscaping in the rear of the house sloped toward the house and the second was a active spring close to the side of the house.  

Yeah, kitchen, baths, flooring, painting, door knobs, landscape, electrical plates, but, that's just me.