When we need a new roof, foundation work, or some other big items, we can often negotiate with the vendor/trade to take their money at closing.....So they give you an invoice, you give it to title/escrow agent....when to closing happens....they pay off all the invoices and give you the balance....just like they might pay a mortgage company if you had a mortgage.

Cristobal,First things first... you aren't accounting for several items:1) Property Management2) Vacancy3) RepairsRight now, you are loosing money.

I am unclear on a couple of items I have been discussing with a fellow RE investor.  

It was itemized and the majority of the list was for things that were marked as ok on the checkout list. e.g. blinds ok, then charged $20 for new blinds, exhaust fans o.k., then charged for new exhaust fans, etc.

If it's an older property, though, you really need to know the age and lifespan of the bigger CAPEX items. 

You'll need to know those items before you can come up with a good game plan to move forward.

And in general, what other items do you recommend I look at.

The landlord has 21 days to send you a itemized damage list and the remaining deposit.

Make sure you aren't in a rent controlled area or that your tenant is not section 8.Enforce items in the agreement that you've been lax on.

I am not sure if there is any more downside to any of the items you already listed.