Decks, fencing and landscaping are really the only major items left.

If they moved out then a general rule of thumb is you can remove the items left if they are worth less than $300 once you take possession.

Most of my shopping is done as the stuff I usually get isn't going to be a sale item.

I didn't see a single item listed that would NEED to be done in a rental.

Lastly, as you alluded to a reserve account should be set up for longer term items such as roof and furnace.

Even though taxes are one of the easiest DD items to find out(online search with the county Assessor)there are many other inconsistencies that can pop up during the DD period.

Most of that additional 4-pages contains items that a) our insurer insists we make clear to the tenant or b) the Rentalsman has decided are behaviours that, while most would consider common sense, we should not expect to occur to the tenant without explicit instruction {like, don't turn the heat off in the middle of winter when you go home for Xmas vacation}.

I have a short sale offer where the listing broker is insisting on the me the buyer to sign an addendum before he would present my offer to the buyer.Usually I have seen seller's attorney dictating some verbage on a counter.In some cases I have seen the listing broker add in an clause, typically when a short sale negotiation fee is required.But this broker is asking for a whole new page to be added into the contract containing many items.

Just wasn't sure if I should include my monthly management as part of the equation or as a separate line item.

This is a bigger ticket item and therefore I believe it has to be depreciated out over the life expectancy of the AC..Hopefully @Steven Hamilton II will chime in and clarify.