@Mary MitchellBefore, when I would read items about people looking for a property not run by a PM company, I always thought it was because they were looking for someone who didn't screen tenants well. 

Primer only walls is an unfinished item and you only have one shot at a first impression for buyers/renters.

It is easy to replace if a piece gets damaged and is much more durable than carpet.Keep things neutral and as you do repairs, look to see if there are items nearing the end of their life that need to be replaced and don't replace them with the cheapest item available. 

If you need some help with any of the maintenance items PM me and I can get you some good referrals.

Here are additional things to consider: 1) units that are below market rate 2) minor value add purchases that are short of requiring tenant to vacate for 30 days (most LL I have been communicating with believe that a significant kitchen remodel may be necessary to terminate lease due to a value add). 3) (this is the one that I find most impactful) Tenant termination is now limited to a few items such as uncorrected lease violations or rehabs significant enough that they mandate more than a month of vacancy. 

One good way to gauge the seller's candor and honesty is to ask them what work was done recently and cross-index it with what you find with the recorder.4) I'd also +1 the closing costs line item. 

Lots of wall decor and items on mantels/dressers/table.

We've found termite infestation and other items that were not accounted for.

But they weren't itemized very well.

I understand--you may be correct that they are overcharging, but it is hard to tell unless I'm looking at their line item breakdown.