ie, wind damages the roof and that lets in rain that damages sheetrock, floors, furnishings,...   

I own a roofing company in Denver and a separate gutter company there too. 

It is a older non rehab property but things are straight and roof, plumbing, electrical are all in good working order.

if anything then I would set a flat fee to pay them for their service and then if you do find a property that offers buyers agents money, in which almost all I have seen still do...then I would have the title company back out the amount you decided on and the agent gets the remainder of the amount of commission that's left over. 

But the other side of the coin is correct - the downside, and it can be huge, is potential assessments from HOAs who aren't solvent enough for new roofs or roads or maintenance.

Estimated cost for remaining changes (all new electric, drywall, tile, fixtures, cabinets, roof, doors, windows, heat pump, some siding, and fencing.

Just make sure you keep enough in an emergency fund in case a roof or furnace goes out. 

My heart rate goes through the roof as I have about $90k in equity in that house. 

I hopped on the roof with the garden hose to defend the property (even though initially it was contained) when suddenly an ember spread to a palm tree (that had been neglected to be trimmed for years) that instantaneously atomized/vaporized into hundreds of embers and spotted fires on several homes.

Far more than most real estate acitivies and much quicker think about it.. you sell the same info over and over and get paid instantly you have no roofs to fix no tenants to manage etc etc.. you do have reputation management of course.