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..  

There is good and bad income that comes into a property and line items in a historical budget statement can tell you a lot about a property and how it has been run and what may be inside the numbers that a current owner and/or broker may be trying to hide from a prospective buyer.

The two main items to understand is the zoning as well as the environmental condition of the property.

What are some "must have" items and situations that should be included on this type document?

After time, however, I decided that I would go just a little bit better than the cheapest items.

And it tears and scrapes when heavy items are dragged across (that's the biggest problem I've seen).

Including a budget item of a few thousand specifically for surprises helps.