All of those relatively small items, don't worry me (smoke detectors, strapping water heater, etc.). 

To me it's just another item to maintain and for them to break.

There are a lot of other items that we are doing as well that we are more than happy to get a bid for.

CHA (Chicago Housing Authority) failed some items upon inspection, which is normal, but property management has not gotten maintenance done on time so have missed re-inspections twice. 

We are talking about bringing items up to current code, when it was just fine for the last owner.

Initial Screening:Develop an Excel spreadsheet that allows you to enter the standard inputs for each cost item for each state. 

@Michael Hacker  ONE other item you need to think about with EVAPS is the high WATER bills.  

I do an itemized tax return and have a regular w2 yearly income also....Thanks for any help!

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.