The sellers are coming to close with $30,000 - AND YOU WANT WHAT?

Cindy, I feel your pain.  This so called "buyers" market is bringing out some challenging negotiations.  Buyers think they are completely in control, when reality is, they too can lose out by being bull headed.  You're doing the absolute best thing by staying calm and objective.  Good job!

Cindy, usually what I do in a case like this is have my sellers pick a few of the items on the list... ones they feel like they can do with minimal expense, and then go back to the buyers with a "we'll do these, you do the rest" compromise. 

Usually, unless you have some really anal buyers, usually that has worked for me.  Just a suggestion.  And honesly, it sounds like these buyers are getting bad advice from somebody.

Cindy, my last two transactions have been like that, but the seller refused the repairs.  The buyers finally went along with them.  We had to resell the house and provide strong, compelling reasons to get that done, but it is possible.  Has your buyer got all their ducks in a row to close? Probably not completely.  Patience may change the final outcome.  Thanks for being a true seller's agent.

I see the GFCI and reversed polarity all the time on inspection reports and usually my sellers will fix anything like that that is noted as a potential fire hazard without question. In fact, I always tell them that something like this will come up so they are ready for it from the beginning. The 1/8 inch "trip hazard" is a new one and most sellers I work with would say "yes" to some of the items and "no" to others on the list you mentioned...but you're too close to stop now. Sounds like the sellers are really motivated to get out of there, so they certainly can agree to some items and not others and see what happens. Good luck. I know it's frustrating.

Thanks for the post. I agree with the comments above, pick the ones your client can deal with and let them do the rest.

Unfortunately, I think this is a game some agents play in which they try to make themselves look like 'top negotiators' to their clients...or an agent that has no control over their clients! 

This is one reason I recommend a 10 day inspection time period.  I want to know early in the transaction if this is going to close or not based on the buyer's list of repairs.  I tell my sellers upfront to have a 'slush' fund in mind and if the buyer's expectations are greater than that, they may have to cut them loose.  It's a tough position to be in, but I can see you have your client's pocketbook in mind over yours...good for you!!!  I wish you the best!