Last 5 seller financed multifamily properties I saw ended up going back to owner in foreclosure - just food for thought as they were 90-100% financed 

That being said, I would expect an itemized receipt that breaks down, what had to be done. 

Separate “must-do for safety/function” from “nice-to-have to increase ARV.”For BRRRR, the only things that must be done upfront are the items an appraiser, inspector, or tenant would flag as functional or safety issues, plumbing, electrical, bathroom addition, paint, etc.

Home Depot has always (over 15 years I have seen it) had items which either do not get the discount or only gets partial discount.

All of those items were handled and repaired before closing, which gave me a lot of confidence in the team and the property.

When Momdani(sp) gets his way and the grocery stores are government owned, and short on food, reality will sink in.  

I then spend about 4 to 6 hrs reverse image searching each item to find the cheapest place to by the items. 

I have noticed they are more reluctant to address inspection items because they don't have to dreadfully put it marked "active" again on the MLS because its off market to begin with.

Quote from @Erik Breunig: I don't think he's lying, and I recognize that Geraci is a law firm that prepares these documents, but it was also plausible to me that many DSCR lenders might use forms that were prepared by or variations of documents with similar provisions.There were a number of items that I identified as being problematic.

Depreciation recapture on the cabinetry in your house.Your cost segregation report said that you could deduct cabinets, countertops, floating laminate floors and other items installed on the property.