Now unless you have more than a few deals under your belt, you're not going to know every cost for every item. 

The tenant is now asking if a friend of theirs can have the keys to start moving their (the tenants) items in. 

The knob and tube becomes dangerous when high amperage items are used so if those items kick a breaker then there is some built in failsafe there.

The rehab items you mentioned sound moderate, while that can be risky it's also likely to have a better profit margin.The steps you outlined sound like a good plan to me.

.- Lawyer /notaryIt would also be helpful if anyone can share specific costs for any items, any unexpected costs, and the total cost.Thank you!

They then played the game of pretending not to be able to move in, and also started requesting additional items to be done PRIOR to officialy moving in.   

Have the homeowner sign a document stating that you are not responsible for any of their personal items in the house.

@sam no not necessarily and depending on the level the lease addresses this also depends on whether or not this is a multi-unit. 1) No in front yard; Yes in backyard ---- Reason: Unsightly and Blight and will eventually off put neighbors and will affect your value and next Tenant pool. 2) Same as #1 with another item of consideration; meat will attract vermin such as you mentioned it, flies but also others like rats, racoons, and other kinds.

I've never even itemized.

Your tenant leaves after a year, you get in there and find dirty floors and carpet, have to touch up or new paint, various broken/damaged items. leaks under sinks ruining cabinets, etc...