It is seasoned investors that can just tell a contractor what items they want. , colors, etc.I like the old beat up van!!!"

@Marian HuishOk perfect I figured that should be my business model.

For example, warranty repair on a refrigerator probably pays half what an appliance tech typically charges, so they're losing money working on your warranty item.

Plumbing, bathrooms and kitchens are also a pain.If you can get parking and meters to supply the numbers you want those two items are also important!

I understand the concept of having your contractor go in and getting an itemized scope of work, estimate materials and labor, but by the time this is done, one of you other OOS investors already swooped in and took the deal ;)   As we all know...a good deal will go quick, so I think the skill of being able to quickly estimating these rehab numbers when analyzing a "good" deal,  especially being out of state, is absolutely critical. 

For the main items called out, did you talk to a licensed contractor in that trade to ask them what the estimates to repair would be?

As far as theft...I don't know if this makes you feel better or worse, but equipment manufacturers use one key for every item they produce.

My first few inspections were helpful to help understand building systems and routine maintenance schedules (don’t have to worry about that stuff when you’re a renter.)Sadly inspections afterward, for investment properties, only turn up obvious items that’s hard to miss if you personally walk the property looking in the nooks and crannies.Rot, poor wiring, improper framing, water leaks, etc that are behind the walls is when I’ve gotten into trouble.

I always budget 15% for overages, unforeseen upgrades, and punch list items.

These items are going to have the biggest impact on your returns.