In my state if you redo insulation you have to keep that with your housing information so when  you sell you can show what improvements you made. 

Also, it creates value as properties are improved and a service is offered.

I was also working for a community bank at the time and they were able to loan us the 10% down to purchase it and then we refinanced it once we had done the improvements required for a conventional loan.

Anyway, I have read much about the 1% "Rule", but there just doesn't seem to be any houses that could qualify for that due to the prices.

I guess we can do a walk through and discuss the price in advance, what are the rules of thumb for figuring out a fair price for repairs, cleaning, maintenance etc. ? 

do you know and understand the CA ADU rules.  

so 2% rule. 

Not an advocate of big gov, just do their jobs efficiently and enforce the rules evenly.     

We lived in HOA and needed to pay several hundred to send out hoa disclosure package send a certification to buyer that property was in line with all hoa rules, another expense I forgot about. 

(In reality it was a 260/month increase and I spent 35.5k on repairs and improvements before he took possession.