Walk the house with your seller, tick what to fix, and show what it costs against what it should add to the sale price. Hand them a branded checklist with who's doing what by when.
"Gets back" is your judgment for this house and this market — cosmetic, low-cost work usually returns the most, big remodels the least. Anything a buyer's inspector will flag (roof, foundation, HVAC, electrical) also protects the price you negotiate after the option period.