I've incurred some expenses with inspections, rental business license, some repair work done, and installed a security system. 

FM generally claims to have gotten an appraisal (or some sort of valuation) prior to listing and adjusted for damage, repairs, etc.

The escrow amount is either 25% or $1000 of repair costs.2.

Also who pays for repairs and maintenance to the property?

We have kept up pretty well on updates and repairs, but looking for things we can do in the last 2 weeks to present the house well.So far I have heard:*prepare a list of updates and costs that you have performed*have some pre-printed comps to present to the appraiser.

I am new, but I will understate the ARV and overstate the potential repairs.

Does that loss include repairs and fees, or is that $200 loss just the mortgage payment versus rent?

You can enter everything you might need like initial purchase price and enter estimated repairs for pretty much every aspect of a house from new roof to foundation repairs and everything in between.

My calculator assumes some slightly different numbers: Property management is 10% of gross, Repair reserves are 10% of gross and $50/annual permit fee.

They underestimate the repairs and overestimate the ARV.