1) The Millionaire Real Estate Investor by Gary Keller2) Landlording: A Handymanual for Scrupulous Landlords and Landladies Who Do It Themselves, Landlording doesn't have any strategies, but very useful and a great reference for a landlord.3) What Every Real Estate Investor Needs to Know About Cash Flow...

As the values of these items changes, the % would change also.

Last 6 months at their apartment checks out and personal references check out.

Once you've purchased the home and addressed all the major items, and you're confident of the maintenance record of the home you can come up with an estimate for your repairs.

Numbers:Beds: 3Baths: 2Sqft: 1,424 (Will be 1600+ with finished sunroom)Type: Single FamilyYear built: 1955Cathedral ceilings, big 2 car garage in great shape to the rear.Asking: 79,900 (priced dropped 10k as of 10/20)Pictures available here http://www.zillow.com/homedetails/6105-Lockamy-Ln-Norfolk-VA-23502/79225876_zpid/#{scid=hdp-site-map-bubble-address}Repairs: 50k-55kSome big ticket items: Will need 50% new sheetrock plus insulation.

You may be able to count on fairly consistent numbers similar to what was given, but you have to be prepared to have 0 or negative cash flow every now and again when a big ticket item happens like the tenant who not only needs to be evicted but destroys the apartment before he goes.

You went through the effort of itemizing the needed repairs, I would't expect anyone to do a take-off for you on this extensive list.

Not being privy to the thought processes of your attorney, my best wild a$$ guess is that he/she is referring to a possible provision of your state's SAFE Act.

@Jon Holdman just learned how to add prior notes so it alerts someone I refer to. 

If one of my direct buys from the asset manager, I either take it or I don't, no contingencies.One thing to note: Almost all the banks have their own addendums and in them, they have pre-set items in them.