When it comes to rehabs, I've found there are very few items that add more value than they cost to put in.

the list of items from the inspector will cover any deficit. 

I avoid buying any deals with any major negatives to it such as busy streets, near railroad tracks, in airport flight paths, having a large number of stairs to climb from street to front door, commercial unit next to or behind it (unless the play is to convert the usage of course), or any major factor that will hinder your buyers pool With a smaller buyers pool comes less competition for your unit and therefore, typically will make it more difficult to sell (longer hold times) and for less than the model match on a non busy street or without major detrimental factors.This opinion of mine comes from 15 years of experience and making some of these mistakes.

I know the places to go around here for deeply discounted items like vanities, cabinets, appliances, light fixtures, etc.

Many may read this and wine about some action items not being feasible at this point in their lives, but that is just an excuse to stay comfortable where they are. 

He is not there to be grilled on items that could hamper the enthusiasm.

Punchlist items can come later. 

Let's look at one item in a capex budget.

Consumer-facing marketing for mortgage stuff, and everything that naturally follows from it with that business model, is more or less a dumpster fire, in these United States. 

@Veronica Thomas I have them sign off on a checklist through docusign that has a check-in / check-out column (fans dusted, floors mopped, self-cleaning oven cleaned, shelf out fridge cleaning, microwave inside clean, toliet scrubbed inside and out, cabinets crumb free, no chemicals/furniture/toliet brushes/brooms left on premise, no large garbage items on street curb, etc, etc) .