-I want to add a closet below a staircase-Take down and add a new trim in dining room I have a list of about 8 items, and want to get an idea of how much these items will be so I can decide if it stays or not.

Brandon,You need to watch the laws in your state and county, but basically, you can discriminate with tenants, excepting the items protected by the feds.

Major Capex items have been addressed in the past 12 months.

A property manager answers to you every month on a host of items.

Estimate the remaining life span of each item and the cost of repair or replacement.

Then the real fun begins with permitting but those two items should be produced as part of your DD.  

Same with utilities and any other shared items.

There’s just no way you’d know the hundreds of different random little items that go into a basic project.

Do you all commonly include an 'Itemized List of Common Deductions from Security Deposit' with the lease agreement?

Then they trudge along and make a few hundred bucks each month, with some big cap ex items jumping in here and there.