We have charge accounts at Lowes, Locke a Supply, etc. and every purchase at suppliers we require a PO # which is the house address for the items purchased.  

@Joe Fornasiero, you will have have capital expenses for larger items, and recurring maintenance for leaky faucets and such.

The granite was the last pending item for us to finalize our kitchen paint colors etc.  

I add that line item because I want to see the job separate from the investment.10% for maintenance and 10% for capX kills it. 4.3% COC and 13% ROI w/ tax benefits.At 15% for both as you suggested I'm at 7.6 COC and 16.5% ROI w/ tax benefits.I'm all for conservative estimates, but I don't want to walk away from a good deal because I'm being too conservative.Is there a deeper discussion about estimating maintenance and CapX?

The other item was windows.  

Dental floss, feminine hygiene products, condoms, diapers, cotton swabs, cigarette butts, coffee grounds, cat litter, paper towels, and other kitchen and bathroom items that can clog and potentially damage septic system components if they become trapped.

@Paul Sorgi what's the difference, because those are the exact same items I look at to determine the value at the house?

And compared to Texas a 200k home can have higher tax's than a 400k in CA. so that does impact buying ability.CA home buyers by and large spend much more of their income on their house and less on cars and other non essential items than folks in any other part of the country.When you run DTI and people have 100k worth of cars a jet ski motor home etc. and living in a 150k home in Texas.

It is not reasonable to discount for functional items just because they aren't new.  

Account Closed I will definitely read those items you listed and attend some REIA meeting.