You may find that when you factor these items into your analysis, your cashflow will be lower than $360/mo, and possibly negative in some cases.

Look under the education section above it is loaded with great items. 

I'm looking for funding for my first flip/buy and hold project I'm putting together a package to present to hard money or private investors what are some items I should include in this package?

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

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.

I will have to get another income stream going...or at least secure the largest aspect of retirement comfort early on.

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...