By the time you've called the plumber to call the tenant to schedule the repair then get the invoice then pay the invoice then categorize the invoice to deduct it as a maintenance item for your taxes takes no time? 

My recommendation is to either just give a ballpark--30K-40K rehab or to skip the rehab number altogether and instead list the items that need repair (Ex: kitchen needs to be updated, carpet in bedrooms needs to be replaced, hot water heater needs to be replaced, half bathroom needs to be updated etc) and provide lots of photos of course and that should be enough for an investor to make their own determinations about rehab costs.

However if you do have one then I typically search items similar to that on the site to find lower available costs. 

Don’t allow incorrect comps to make you overpay for a property.3.Determine the Repairs Before You Bid: Get inside the property and make a punch list of repair items and upgrades that will be needed.

The forums now have their own menu item, as does our real estate marketplace.

Make sure fixed food and liquor contracts are in place.The costs of items are going up faster than prices can be raised.

The landlord liability issue is not so much with the conduct or items owned by tenants, it lies with YOUR negligence.

The borrower does not have a separate line item for the LPMI premium in their statement but would have been disclosed at closing there is a MIP in the loan.

For this, I have to compare my condition or projected condition to competing rentals, how long an improvement will last, (Granite counter-tops versus an upgraded toilet paper holder) the trends in the market place, such as what tenants appear to be trending toward liking, how popular a particular item is, and wether I might get only the same rent as I would have, but possibly just get a better tenant.Those are all bottom-line, figuring out the net dollars concerns.2) How much time and aggravation it saves me:Here, I go beyond just how many net dollars in extra rent I'll collect, versus the cost of improving, and I consider how much extra time it takes me to wait another week to rent it, or possibly how much time I waste dealing with a "b" quality tenant, when for an extra $1,000 worth of upgrades, I might have attracted an "a."

There is alot of legal items that will cover you that you did not mention.