Does anyone have an offer sheet they use with sellers?

[Josh Landers]

I'm wanting to provide a seller with a breakdown of the rehab costs needed on his property so I can better support my lower offer.  Does anyone have a form or spreadsheet they find effective when presenting offers?  Giving him a verbal offer price will seem shocking to him, but perhaps less so if it's easy to understand why the offer is what it is...that's the thought anyway.