If the contract says you are responsible for stolen items, then shame on you.

When I read her the line item in the lease that specifically prohibited that, she said I was wrong.

So if I had an objection to an item listed that is when I would plan on bringing it up.

Insurance alone does not provide protection, and is limited to those items covered by the policy and policy limits.In response to Walt's comments, I fully agree. 

Do not subtract any lender related/required costs (if any) and any operating items such as prorated property taxes, prorated rents, HOA fees, etc. 

I'm not a tax lawyer, but if you do education on your way to anything, It is deductible if you itemize.

Stick to objective items that can be substantiated. 

Although that is such a default item the seller rarely blinks an eye at this one.

Some of those problems will be itemized below. 

Add some more to the sold price for the 2nd bathroom (5k) and the lack of a basement (10k).There's your estimate.There are some other items too that you need to account for - bedroom count, bathroom, lot size, garage, etc.But its a pretty good start to being able to hit your appraisal numbers.