it is in my property description:Please note: there is an additional $35.00 fee per parking space that needs to be paid prior to checking in to the H.O.A. for parking passes and wrist bands.

We see so many Youtube videos with instructions on how to do self-closings/seller closings, and this saves a significant amount of money. 

It's pretty typical to get an income statement and rent roll before a walkthrough and before signing a contract (there's many times that you'll also get a capital improvements summary too), but it's not as typical to get the other items prior to contract execution.Depending on how small the property is, you might be able to push for more of these items on the front end if you're dealing with a "mom and pop" owner. 

I live in California and thinking about just flying out to do some minor upgrades prior to renting. 

I saw a prior post where you mentioned having a STR in Texas.you want to have a conversation with your accountant to see if it can be treated as an active property instead of passive.If it can be, then there is a potential opportunity to offset the losses against other forms of income such as wages, interest and dividends.

Should I order it independently or go through the bank as they instructed?

Your agent in Sacramento should've brought this up and checked those rents for you prior to making an offer.Often when renting to a residential care facility you'll get higher rent than normal, and if that's what making the deal work just make sure that it will still work if something happens to the facility and you need to rent to a regular tenant.

@Olivier ChaineIn all trust deed or mortgage documents written by instructional lenders that I’ve come across, a change in ownership/manager structure of an LLC holding title to a property is a violation of the “due on sale” clause, so from a purely covenant violation sense purchasing the LLC doesn’t help you.  

If you are really concerned about the appraisal, you can always purchase one to be done for your property prior to starting the HELOC process and provide it to the bank when they request the appraiser.

They did get confirmation prior to moving out and they filed a claim.