@Travis Elliott Cost segregations aren't always beneficial.

If there aren't issues with this and it wouldn't be too much extra work, I'm really just looking for an additional tool to incentivize our borrowers/purchasers to keep paying timely each month. 

If you are looking at properties in need of renovation, they want you to know your costs up front and many will be as-is purchases with the expectation that you aren't requesting repairs and your costs are confirmed.Depending on your state, but likely in all states, you have an inspection contingency in the contract, but what you will learn is that you will be competing against seasoned investors and contractors who know their numbers and houses so make better as-is offers.

the reason you aren't getting deals probably isn't lack of experience but lack of money/ down payment. 

You aren't getting the tenant out no matter what.

Most aren't in class, studying, etc then.

We now have rentals and flips all over NE Florida and aren't so limited but that came with more experience and learning more about those surrounding areas.Would love to hear more about what you and your husband's goals are with investing!

I avoid the ones that aren't even if I plan to pay cash. 

As such, many aren't incentivized to advise you along that path (sad but true).

My point being I've consumed a vast quantity, and variety of content in the rei space.