If you are assuming $180 in monthly capex I think that is far too much considering the amount of new items done to the home.  

Basically at this point, I owe him for removing 1 plastic shower and 1 tile surround in a bathtub.Yesterday, this guy calls and tells me my bill is $600 from the "remove tile" line item, and says he will give me a discount to $500 because we had our own dumpster.

Should I be more restrictive (like cats) or maybe less strict on certain items?

As others have mentioned, mortgage and insurance policies are not transferable.When you're dealing with AS-IS, I would recommend you getting pictures with dates to record the condition and items in the house to be included in the sale.

If it's occupied and in at least fair condition the appraiser shouldn't come up with too many crazy items to fix.

Simplistically stated, if there is continued demand for a item the price will rise or stay the same.

Cut out all the non-essential items that are a want and not a need. 

Thanks Jamie Property Condition ReportItem Description/Condition Item Functionality Functionality/Test Notes______________________________________________________________Cooling/Air-Conditioner: OK Heating/Furnace: OKHVAC tested and functional?

Duplex - C Neighborhood 40k - Purchase Price - 25% Down ~10k4k - Closing6k - Roof Repair1.7k - Misc Upfront repairsMonthly Expenses/IncomeUnit #1 -  $450 - Currently rentedUnit #2 - $450 - Vacant157.40 - Mortgage129.17 - Taxes90 - PM60.42 - Insurance, although this might change66.67 - Water90 - 10% - Maintenance and Capex90 - 10% Vacancy45 - Lawn Care/Snow Removal Net Income - 171.35The initial inspection showed a few issues, biggest ticket item being the roof which I was already aware of so I decided to proceed.

When Brandon was talking about this new calculator, I envisioned punching in the city and the square footage of the house, punching in which items need to be replaced versus lightly rehabbed, and then the calculator would spit out a number that was in the ballpark of the rehab required.