If you have the cash there's nobody to stop you from making mistakes, you can pay any amount of any item.   

But my latest is to build a 20 year chart of expected capex items and determine what my cost will be over my portfolio. 

Expenses: The items you present come to `15,400/yr.  

I remember her telling me the dog went to the bathroom on the carpet many times and her kids broke some of the items in the home.

Alameda CA and virtually any port city will be affected... its going to happen according to scientists.. however I don't see a big rush to sell off those properties or prices collapsing.I know on the Oregon coast tsunami's are a real item of concern..

Also I add an item line budget with issues and costs of rehab, pics of comps with specs., pics of subject property with specs.

First couple items you should think about.What type of properties like?

I just checked items off the list and was able to breath again.

I can see where simple items like roof and AC are must know, but more specific items tailored to houses that are not going to be owner occupied.

I gave them a room by room cleaning check list of each item that was cleaned before they moved in and instructed them to make sure those same items were cleaned when they moved out.