A good rule of thumb is to plan on spending approx $10k on all the standard items for your unit like your washer & dryer, linens, small appliances, dishware & cookware etc., plus $2-3k per bedroom.

Then, you get to add in long term capital items like furnaces and roofs.You seem to be estimating cash flow as rent -PITI.

And because noise reduction items are not visible and don't provide a visual sell they are ignored.

Fill in the blanks by going to your local supply houses (Home Depot, Lowes, etc.) and fill in the line items to the attachment.

'Single maintenance or repair items up to $200 will be performed at Agent's discretion and in accordance with the Lease Agreement. without prior Owner approval.

Recently the issues were supposed to be voted on but other items got in the way.

Establish reasonable charges for missing items, damages, unpaid fees (such as a lease break fee, notice posting fee, late fee, etc.), unpaid utilities, unpaid rent.

Also, with a name, website, phone number, and referral fee.I figured this would be an awesome way to find motivated sellers because, everyone that enters a hardware store 9/10 are looking for items for a home.

Mold, bad plumbing, bad electrical, structural damage can all be high risk items. 

Or you could simply say you went back to take look at your numbers whilst getting ready to write up the formal contract and noticed you had missed some items in your original calcs when you gave her your preliminary offer over the phone..