These are expensive items but will increase the appraised value of the property. 

They are liveable, but new flooring, trim and paint would help spruce things up.For my analysis, I used some of the sellers pro forma info (as I have not fully accurately looked into items such as insurance, prop taxes, utilities, ect.) and used what I believe my numbers and annual income from rent/storage would be.

Moreover, without a solid W-2, you're probably going to be dead in the water unless you come through with another way to satisfy traditional lending requirements.

But here is a list of other items I came up with in my head that may or may not be possible to write off:Lawn care and similar (such as power-washing services)Home owners insuranceProperty management fees (tenant placement and monthly)PMI (don't have it but curious)Home warranty (and claim fees)Electric and water (while it was vacant)Are there any other possibilities? 

I plan on flying out there to be present during this inspection, and also intend to have a couple contractors out to the property to give me itemized estimates for the rehab that I intend to do.  

We recommend the following service twice a year: re- seed, fertilize, poison the pine islands, trim shrubs, inspect exterior of home and report any items that need attention.

Any reason you couldn't pull closer to 60K back out on the refi with a traditional 20 or 25% down loan, or do you already know what your refi vehicle will be? 

If an item which was requested during the due diligence period is missing from the due diligence materials and isn't provided until the due diligence period is finished, does that automatically extend the due diligence period through the date of receipt of said item? 

Supposedly the next items for him were to be a new water heater in about a year or two, and some carpet...ill verify tomorrow.So help me understand “spread,” and what I should anticipate?

It just means lenders see risk on those items and are not willing to give them a valuation at par.