Another tip would be to insert into your contract that the time clock does not begin on due diligence until you have received a laundry list of items from the seller (rent roll, P&L, etc.) and that typically buys you an extra week or more of diligence time.

I tried inserting an image from the report but the forum's not letting it post.... 

It’s location specific and from my understanding goes beyond just (insert price) per room or task.

The "IRR" function in Excel calculates the return for you if you insert the estimated cash flows by period.Down payment$ (25,000)Year 1 cash flow$ 3,600Year 2 cash flow$ 3,600Year 3 cash flow$ 3,600Year 4 cash flow$ 3,600Year 5 cash flow$ 38,600IRR20%

I feel this is a instance where you had an unwritten agreement and then one of the parents spoke to someone who had a bad experience in the past or just began to research ordinances because they like to insert themselves. 

@Paul DeSilvaI add additional requirements in my lease where I insert addendums and other requirements.  

Same goes for a nice plastic tub surround vs tile (like a high-quality one-piece insert, not some crap piece-mail glue-on).The good news is, there are sooo many choices.

We are planning on a (Insert average DOM) to maximize the price.

(insert plea and beg to get it realistic)"When my clients offer comes in at $170,000 one seller has expected it and the flat fee seller is insulted.When we list properties we have other agents go in and give us their opinion of value.

The 3k for repairs was just a number I inserted just to check cashflow on the numbers I knew, taxes, water bill, insurance, etc the 3 vacant apartments need more like 6-8K in repairs.