I recommend you add a little more detail to this post.. what kind of property etc etc.I have done probably more than 12 to 15 deals in south side all 2 to 4 flats.. at first they all sold to investors the last 3 or 4 sold to owner occ. 

We replaced a lower roof and checked potential plumbing issues.

HVAC, roofing, foundation, plumbing, electrical are all mechanical items which would sway a deal. 

This is either splitting it or a flat fee.

I also when things were hot before interest rate spikes I just followed what Lennar was doing. they had a flat fee of 5k.. which for thier product was basically 1% buyer agent fee.. my product was / is 700k plus so  I was just posting 9750.. flat fee and had no problem with agents bringing in buyers . 

what kind of shape are the big and medium-ticket items in - roof, mechanicals, appliances? 

Also the pitch of the roof even a flat roof might not be graded properly.

When we do rent it out, we plan to add a flat fee for the included electric.

To avoid all issue we charge a flat fee to both tenants and we pay the bill.

Detached ADU behind SFH, on flat ground with excellent access, in Adam's Point/near Lake Merritt.