In addition to replacing all fabric items, replace plastic items too that have become discolored or have absorbed the cigarette odor, such as outlet/switch covers, smoke/CO detectors, etc.A key factor is how long the unit has been affected by the cigarette odor and to what extent.

I also appreciate any feedback on the analysis sheet I created and items I might be missing

See number 1 but keep in mind what will be passed to you is typically a NET profit or Loss item and a few other adjustments that are subject to the rest of your tax situation.3.

Value add is usually not practical out of state, which is related to item 1.

He didn't itemize costs just sent me a text saying they could do it for $1450...- replace front and back doors and door frame (2)- plumbing/wiring for Washer/Dryer hookups- get kitchen outlets up to code so appliances work safely- paint and add knobs to kitchen cabinets - kitchen sink fix (replace faucet)- insulation of windows - plastic lining- make sure smoke detectors are working/to code- get garage door working - needs to be hooked back up - exterior siding cleaning OR paintingLet me know if you think this sounds reasonable or not...

@William Chrisman the items that I think are important to understand about portfolio lenders are that portfolio loans are designed to solve a problem that Fannie/Freddie loans cannot solve.

There are always additional items that come up.

Is there any way of removing negative items on your credit report before they expire off.

These are two completely separate line items and should be keep that way.  

These other items make it worth using a 1% agent vs. a flat-fee guy where they just put it in MLS and you have to do all the negotiating yourself, but that's not worth thousands of extra dollars to pay 3% commission.