To quote carpet you really should just have someone price it and charge that amount.As for holes, in my state nail holes are normal wear and tear, whereas anchors for heavier items like TVs are not.

@Brian DanoYou have to be careful when visiting places like H&R Block, Liberty, etc as they are run as a 'franchise' and normally owned by a CPA or EA who hire those with little experience to help prepare tax returns.You can check out the craigslist hiring section and you will see ads for H&R block hiring and mentioning 'no experience needed'.Below are some tips to find a Local CPA that specializes in real estate1) Attend a Local REIA / Real Estate meetup and see who other investors are using as a CPA2) Network with other investors from your City/State that you find on bigger pockets and see who they use as a CPA3) Look for CPA's with good google/yelp reviews where 'real estate' is mentioned in the review.

Should I have waited to offer or is that normal?

In many cases the homeowners collected the insurance money and did nothing to correct any (usually normal) cracks.  

It's probably normal but I'm waiting and hoping it'll be relatively close. 

Once things get back to normal, offices open, and immigration begins, flood gate of renters will open up and SF Bay Area rental (condo, apartment, multifamily) prices and rents will explode. 

It is normal is 99% of markets to get 75% of the ARV of the property. 

I try to look long term also - I think there is a time where in my market prices will return to normal.

Conclusion: if you want to rent short-term, you have to buy in bucket 1 and your CAP rate / ROI will look like it's more normal.

Do you normally advise your clients to start on their own then transfer their properties into an LLC later?