feat: add photo and make-ready analysis to property assessor

skills/property-assessor/references/underwriting-rules.md

@@ -32,6 +32,27 @@ For each property, aim to collect:
 - nearby similar properties
 - rent or lease signals when investment analysis matters
 
+## Condition normalization
+
+Listings with similar asking prices can have very different real basis once make-ready work is included.
+
+Assess photos for:
+- flooring condition and carpet presence
+- appliance package completeness and age
+- kitchen and bath refresh level
+- paint and trim condition
+- lighting, fans, doors, and visible wear
+- any obvious repair or moisture concerns
+
+Use a rough make-ready range such as:
+- Light: cosmetic cleanup / paint / fixtures
+- Medium: flooring plus partial appliance or bath refresh
+- Heavy: major interior updates or visible deferred maintenance
+
+When carpet is present, note it explicitly and include an estimated removal or replacement adjustment in the make-ready range.
+
+When major appliances are missing, note the likely replacement burden rather than pretending the asking price is fully comparable to turnkey units.
+
 ## Carry framework
 
 At minimum, estimate:
@@ -40,6 +61,7 @@ At minimum, estimate:
 - HOA monthly if applicable
 - insurance assumption or uncertainty note
 - effective carry range after maintenance / vacancy / property friction
+- make-ready burden when condition is not turnkey
 
 If the listing already provides an estimated payment, use it as the starting point, then explain what it leaves out.