I'd either up the price on their purchase or charge a higher listing fee to cover the costs associated with the program.

For the other items I am hoping the numbers r conservative enough to cover most expenses and I did not miss anything big.

I submitted an insurance claim and it was fully covered by the insurance. 

Sometimes the client covers expenses and my fees are paid at close. 

I would pull the cover off the a-coil and see what's going on in there. 

One time I bought a note in a state I don't normally operate in and then realized my servicer didn't cover that state.

The parking is not covered and next to the complex.  

.* Old electrical is 💩I got weak one time and looked at a house built in the 50s and removed an outlet cover to see the wiring. 

First, I am totally new on this ...The only part that I disagree with your calculation is about the "subtracted 20K purchase and sale fee" - as these are being covered by your added cash of 28K, not in addition to the 28K.Thoughts?

Usually in a regular contract the seller covers a basic title policy for the buyer but special endorsements added to the policy are the expense of the buyer.Anything is pretty much negotiable.