First item I found where i didn't properly define something. 

—The term ‘mortgage originator’— ‘‘(A) means any person who, for direct or indirect compensation or gain, or in the expectation of direct or indirect compensation or gain— ‘‘(i) takes a residential mortgage loan application; ‘‘(ii) assists a consumer in obtaining or applying to obtain a residential mortgage loan; or ‘‘(iii) offers or negotiates terms of a residential mortgage loan; ‘‘(B) includes any person who represents to the public, through advertising or other means of communicating or providing information (including the use of business cards, stationery, brochures, signs, rate lists, or other promotional items), that such person can or will provide any of the services or perform any of the activities described in subparagraph (A); ‘‘(C) does not include any person who is (i) not otherwise described in subparagraph (A) or (B) and who performs purely administrative or clerical tasks on behalf of a person who is described in any such subparagraph, or (ii) an employee of a retailer of manufactured homes who is not described in clause (i) or (iii) of subparagraph (A) and who does not advise a consumer on loan terms (including rates, fees, and other costs); ‘‘(D) does not include a person or entity that only performs real estate brokerage activities and is licensed or registered in accordance with applicable State law, unless such person or entity is compensated by a lender,a mortgage broker, or other mortgage originator or by any agent of such lender, mortgage broker, or other mortgage originator; ‘‘(E) does not include, with respect to a residential mortgage loan, a person, estate, or trust that provides mortgage financing for the sale of 3 properties in any 12-month period to purchasers of such properties, each of which is owned by such person, estate, or trust and serves as security for the loan, provided that such loan— ‘‘(i) is not made by a person, estate, or trust that has constructed, or acted as a contractor for the construction of, a residence on the property in the ordinary course of business of such person, estate, or trust; ‘‘(ii) is fully amortizing; VerDate Nov 24 2008 22:28 Sep 03, 2010 Jkt 089139 PO 00203 Frm 00763 Fmt 6580 Sfmt 6581 E:\PUBLAW\PUBL203.111 PUBL203anorris on DSK5R6SHH1PROD with PUBLIC LAWS 5 124 STAT. 2138 PUBLIC LAW 111–203—JULY 21, 2010 ‘‘(iii) is with respect to a sale for which the seller determines in good faith and documents that the buyer has a reasonable ability to repay the loan; ‘‘(iv) has a fixed rate or an adjustable rate that is adjustable after 5 or more years, subject to reasonable annual and lifetime limitations on interest rate increases; and ‘‘(v) meets any other criteria the Board may prescribe; ‘‘(F) does not include the creditor (except the creditor in a table-funded transaction) under paragraph (1), (2),or (4) of section 129B(c); and ‘‘(G) does not include a servicer or servicer employees, agents and contractors, including but not limited to those who offer or negotiate terms of a residential mortgage loan for purposes of renegotiating, modifying, replacing and subordinating principal of existing mortgages where borrowers are behind in their payments, in default or have a reasonable likelihood of being in default or falling behind. ‘‘(3) NATIONWIDE MORTGAGE LICENSING SYSTEM AND REGISTRY.

Conversion is money sought for the entire value of the item and money lost by not having ownership of it.

I sent her an itemized deductions list and the remaining part of her deposit.

I'm assuming they no longer had their personal items in the house.

It must be considered as ABANDON Property and there's  a procedure for every state.Don't get sucker punched on this - - if you dispose of it improperly, he has a case against you.In Calif:send certified Notice of Abandoned Property, itemizing items left on the property.He has 18 days to reclaim and pay for storagebeyond that, if it's worth less that $700 do as you pleaseOTHERWISE, you must auction it off, and post the proceeds with the State.Follow the procedure, even if the certified letter is returned - - that's your proof of due diligence and will dismiss any case he might bring later.

There is no line item for improvements like new appliances.

During the annual inspection the only item for correction was a bush touching the house. 

Would the exact costs of some of the items included in the closing costs be unknown at the time of agreeing on the purchase price?

It's a small part to give up in exchange for other items.