I wasn't, because the list was ridiculous with stuff like screwing in a loose outlet and having a licensed electrician verify that repair, or having a licensed plumber look at the garbage disposal to ensure it's sealed.

For my money I'd rate buying from a human as WAY less risky than buying from a bank (after a human who failed to pay their debts was pried from the house and it sat for some number of months or years before the bank disposed of it).   

Our properties have no icemakers or garbage disposals because they're notorious problems and can also do great damage.

Use your the remaining portion of your disposable income for your next investment property.You can refinance when the numbers make sense. 

It's already overwhelming for them to move so 80% of what you tell them will be forgotten and the paperwork could be shoved in a box and lost.I prefer to give them an email a week after they move in that has some key reminders about their lease, how to dispose of large items like broken furniture, how to submit maintenance requests, etc.

We always find faucets dripping, toilets running, doors that have lock problems, missing screens, broken screen doors, etc.The next thing is we remove every garbage disposer and dishwasher and our tenants never complain.

Maybe pull HELOCs out on those properties for when the market corrects itself and you can have some instant purchasing power at your disposal.

Then you will have more disposable income and she may feel better. 

Eventually I will scan the older stuff and dispose of the paper copies. 

This is a bottle of good but inexpensive champagne and disposable champagne glasses - 'hooray for choosing us' sort of message.