Think of your big ticket items and make sure those are the focus. 

Or if you've done a lot of painting and see that someone's got paint on their shoes, you could use that as an opening, etc.It also helps to have a few "canned" conversation items like "how long have you been coming here", "do you own any properties (and of so, tell me about them)", "what did you think of the main speaker" etc.Yeah, they're all gimmicks in a sense, but I think most people do it, consciously or unconsciously, because I think it makes most people feel more comfortable psychologically when they find some common ground to start talking with.Those are just some thoughts.

If not, I have roundabout numbers to help illustrate the power of a house-hack that you cannot get traditionally.

(I will give you X amount towards your move if all personal items are gone, house is clean and completely empty by 5pm on 1/12). 

Some of what you mentioned are deferred items (fuse boxes) and others are upgrades you want (separate water). 

That way no taxes are paid on the home ever.I could just buy it outright with a traditional mortgage.

As some of the feedback above, a lot of these items are crucial to consider, however it would be best to simplify the first few steps as focusing on buying a property.

There are what are referred to as self-directed IRA (and 401k) plans that allow the plan to diversify beyond conventional stocks and into real estate and other non-traditional assets.When an IRA invests in real estate, it is all about choosing the best path to grow the IRA. 

It's a lot different than traditional real estate sales.

Typically when an FHA inspection prior to close is done, at least one (if not more) items will come up that the seller has to fix before you close.