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Newbie mistake with scheduling appraisal and inspection close together?

So we bought a house and sellers stipulated in their counter offer that they would do “no upgrades or improvements” my realtor considered this language confusing because repairs for the property to be in good working order does not equal an improvement or upgrade. Anyway we clarified and the realtor said “no major repairs”.

We got the inspection back and with the house being 40+ years old there was a good amount of stuff on it. We’re looking to ask for things that we think are fairly urgent (the pool light is not on a GFCI switch and we don’t want anyone getting electrocuted, there’s about 20 years of lint in the attic because the dryer vent wasn’t hooked up to anything and it’s a fire hazard, there’s a somewhat significant leak at the hose bib, one of the AC’s need to be surfaced and there’s bubbling on the foam part of the roof and loose shingles which we got an estimate to repair at $3,500 that we’re thinking we’re gonna ask for $1,000 credit for that as a compromise (as we think some of the roof is deferred maintenance and some is just maintenance)).

There’s a bunch of other stuff in the report and I think we’re being really reasonable - I think the whole list of requested repairs (sans the roof) is like $800. But we scheduled our appraisal for the day after the inspection - the inspection (standard, pool and spa, termite, and sewer) was $700 and the appraisal was $550 - so I feel like we’ve backed ourself into a corner negotiating wise - because who would throw away $1,200 in inspections over $1,800 in repairs.

I feel like we should have scheduled the appraisal for after the BINSR period so we had a more serious shot of the seller worrying we would walk away - thoughts?

Also any thoughts on my situation repairs wise?

Thanks!

submitted by /u/thatgirl2
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source https://www.reddit.com/r/RealEstate/comments/dp6v9w/newbie_mistake_with_scheduling_appraisal_and/
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