Im working with a seller now, and several issues we are addressing is changing out the mailbox (It is the same mailbox every $400k renovation uses, which wont fly in the $600s), changing out kitchen cabinetry hardware, kitchen faucet, repainting some rooms, and tearing up carpet in the basement to lay down a tile floor.  

If on the east coast, you will need to repaint the home and replace the HVAC system every few years. the salt and sand have extremely detrimental effect on the house and the upkeep.

Here are the rehab profit analysis numbers on this deal: (I am assuming $10K for the rehab in case he decides he wants to get the house repainted or if he wants to use high end fixtures or stage the property to sell it quickly)We have to drop the 2 other HUD deals (one in Calumet City and another one in Dolton) because the numbers don't make sense.We also have a rent to own deal in Plainfield.

Instead of them performing a general assessment which is cheaper they chose to do an inspection which is more invasive and discovered that the porch needed to be scraped and repainted which was something that was never addressed in their general walkthrough and inspection of the home after the renovations and incurring more costs. 

Are they putting up crown molding, scraping the ceiling to smooth it out,  repainting walls, doing plumbing because the vanity is going to be two sinks and have to move the toilet over now?  

You don't want to repaint a rental between turn overs.

This has been my primary residence for the past 2 years and during this time my wife and I repainted every single inch of the interior, fixed up the yard, and remodeled the kitchen among other small cosmetic fixes. 

Tell the seller you want every wall opened up for damage inspection,a full extermination procedure,a through cleaning of every surface,and complete repainting of the interior.

When she left after living there 6 months the place was a mess and it cost me over $2K to clean up and repaint (it was painted before she moved in).

The exterior has the 1955 look (even I repainted, replaced windows and doors, install new gutters).