I like your section on rehab because it gives some concrete things to look for like tiled kitchen / bathroom and uniform paints.

The kitchen and appliances were clean.

I assumed it to be $0 because these are the things that they are working on currently:New 30 year architectural shingle roofExterior wood repair and paintLaminate hardwood throughout downstairsSmooth all ceilingsFill in swimming pool and sod back yardNew furnace and ACNew water heaterNew bathroom vanities in all bathroomsPressure wash exteriorLandscapeTrim treesCeramic tile in KitchenNew kitchen counter topsNew sink and faucetCarpet stairsRefinish hardwood upInstall washer box to prevent future leaksSeems like they hit everything except for windows/foundation?  

It has I believe 4 baths and a kitchen and living room.

On the quote, which was explained to me, my fiancé and my realtor, he charged $665 to install 266 sq ft in tile in the kitchen, bath and utility, $600 to remove the tile in the kitchen bath and utility and $300 to remove the shower in the master (which was plastic) and put up backer board for the new shower.

There are a few rotten logs,  the windows have PL glue in the corners,  the kitchen cabinets and counter tops are just set in place,  carpeting on walls in bedrooms,  piece of plywood for a ceilingin an upstairs room.  

Counertops, kitchen floor, paint, .. how are capx?

I have no stove but i do have a kitchen its a 1bd 1bath living rm kitchen i share the same address with the person in the main home we are connected by a bolted door in the laundry room that only the main house has access to opening.

If they can get granny to think it's going to cost $5,000 to paint the kitchen then all well and good, let's just dig some more into granny's pocket. 

: Yeselectrical tested functional, outlets and lighting tested, bare wires ta missing dishwasher and garbage disposal,_____________________________________Stove/Range/Oven: Damaged--Kitchen Cabinets: OK--Other: OKBuilt-in appliances tested and functional?