> to me reserves are not on the income statement and are balance sheet item > the brutal reality, yes, rents are set by market then sell or go bankrupt.

Most of the sales are clothing type goods and small items.

You have the consumer right to select my inspector you'd like to perform your inspection so if you feel passionate about this and want this person to go through the property on your behalf I would push the item further. 

If you need major items replaced you may need to estimate them separately.Obviously, bringing a GC would be best, but what do you think about this method?

The items you mention are mitigation tactics, they cannot eliminate the risk associated of someone carrying the disease from coming into your property. 

Mike - The other item I would mention is that speed of financing comes into play as well.

@Chandler Rehbein When it comes to insurance companies they are not all created equal and certain companies target specific types of insurance so while the coverage items may be the same the pricing is far different. 

The second appraisal required a list of items to be done, add hand rails to front and back steps (a common request), some other minor stuff but the kicker was he required me to remove some rotten wood from the shed in the back and paint the entire thing.  

Start with letting go items that are easy to subcontract.  

I have sent him text text message to let him know that I would be disposing the items and in case he need access inside to pick anything before I dispose, to please let me know so that I can arrange access inside the house.