Who is responsible for the “error” is irrelevant if the closing docs allocate ultimate responsibility to the party who should pay the item... which they should.This is like refusing to pay your share of a final water bill.

One of the items that buyers remember when they are purchasing a home are the countertops.

In my area it is $6 sf to replace. 1600 sf*$6=$9600/10 year life span/12 months in a year=$80 per month for 1 item. i use a minimum of 10% for capex.

Being that I haven’t done anything with taxes yet, can I count items from previous years (i.e. new roof, insulation, electrical)?

What are some examples of “luxury items” that you mentioned would not be covered by the loan?

I would then see if you can re-negotiate the contract that you're in because of the items that need to be fixed and pay for the home cash.

So by EOY, we would expect to have a balance of $15k+ to cover any items. 

Services for knowledge include: setting up security cameras for vacant houses, creating listings and descriptions of properties, employing professional photographers to capture site pics) 

If your roof starts to leak, there will be damages inside that could far exceed the cost of a roof replacement now.As for the other items, they appear to be cosmetic.

I obviously did not add a line item for vacancy costs that's something that I will need to account for as well but according to my buddy who is a General Contractor, the renovation that I’m going for should be feasible with my budget and a 12 week timeline.My thought is to then refi after a while (likely 1-2 years) and pull out somewhere between $30-$50k and then use that do fund my next deal plus the nearly $1,400/month that I’m saving from my current situation.