I look at every single item in the pro forma and imagine that it is complete BS, and see if I can challenge it.

Fortunately, I had left some items in my apartment storage out of pure laziness.

For the real estate agents that are working with investors these items are fairly standard.In the Los Angeles area the most often the reason an investment hasn't made sense for a buyer/agent is they aren't looking at the potential "hidden value". 

I moved in on 12/30/18 and have since moved out (over the 21 days limit in CA in terms of both the 30-day notice 1/30/19 and since when I had physically vacated the place 1/14/19), and the have not received the deposit back nor received an itemized deduction.

Some major items include:  replace roof,  update certain parts of siding,  replace existing carpet/laminate, reglaze bathrooms, kitchen countertop. 

Can you post numbers like, total rents , what you paid for it, expenses (break these down by line item) and so forth.

(eviction is deny, other items get factored in)Criminal activity is at our discretion depending on severity, number of convictions, and how long ago.

Landlords just absconded with an extra $40 with no itemized breakdown.

A couple items: HELOC versus refi. 

I know its small but if I need the money for personal items in a pinch I could use the HELOC account.