I'm sure they'll give you a laundry list of items.

In addition to replacing all fabric items, replace plastic items too that have become discolored or have absorbed the cigarette odor, such as outlet/switch covers, smoke/CO detectors, etc.A key factor is how long the unit has been affected by the cigarette odor and to what extent.

I also appreciate any feedback on the analysis sheet I created and items I might be missing

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See number 1 but keep in mind what will be passed to you is typically a NET profit or Loss item and a few other adjustments that are subject to the rest of your tax situation.3.

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Value add is usually not practical out of state, which is related to item 1.

He didn't itemize costs just sent me a text saying they could do it for $1450...- replace front and back doors and door frame (2)- plumbing/wiring for Washer/Dryer hookups- get kitchen outlets up to code so appliances work safely- paint and add knobs to kitchen cabinets - kitchen sink fix (replace faucet)- insulation of windows - plastic lining- make sure smoke detectors are working/to code- get garage door working - needs to be hooked back up - exterior siding cleaning OR paintingLet me know if you think this sounds reasonable or not...

@William Chrisman the items that I think are important to understand about portfolio lenders are that portfolio loans are designed to solve a problem that Fannie/Freddie loans cannot solve.