A GC is going to feel a lot worse about going $30K over budget (even if the change orders are new items that he didn't know about) than he will about going $10K over budget (especially when that $10K has been discussed).

@Chanté Owens It's not a legal requirement in California to carry E&O, but a brokerage specific item so you're pretty much right that all Realtors will carry E&O insurance.

And no I was not saying in every situation you have to store the random personal items that may have been left behind, just when it is obviously more than an old couch they don't want ect.

Painting is generally a deductible expense when done as a maintenance item.

By "degree days" , its in a computer program that calculates the amount of typically used based on the temp , efficency of the furnace , sq footage , number of occupants , type of construction , plus a few more items .

A good one will provide you an itemized statement every month and year end for your tax purposes.

The company reserves the right to except additional items and/or make additional requirements after reviewing said documents."""

Get quotes from them to repair the items that are listed as code violations.

Spend a day walking around Lowe's or Home Depot getting familiar with prices of items.

Will definitely look over all the Rehab items, the properties will require based now on all the other items you mentioned.