We have a 4,000 sq ft rectangular patch of grass that I'd like to explore building an ADU on.

My market is currently a small patch of Pittsburgh and an area immediately south of the city proper.

Will one of you want to be cautious and replace a failing roof before it leaks while another will want to patch it over and over and take a risk of it leaking?

The repairs were things like laying flooring to cover subfloor, replacing thermostat, patching a piece of drywall, painting 3 fascia boards, and a very small roof leak from a nail hole....very minimal work.

They look cool and trying to patch in flooring would look funny.

I also agree that the sort of blase attitude about this inspection item raises some alarm bells re: what other things did they patch over or cut corners on?

Just patching, painting, refinishing floors etc is plenty of value add on the first project.As far as an appreciation play, yes it would be to some extent, but I think its also better to view it as 1) a learning experience, 2) a cost avoidance play. 

Real estate is about relationships  Good advice I tip mine plus buy lunch they call right back ready to help me out ,I had a drywall patch my  drywall guy came the next day ,he is a busy company !

Most are east and north, but there are patches in spring valley, near the strip, and east of the 95 close to Summerlin.

It's a good amount of rehab work: full bathroom and kitchen rehab, replace all flooring, replace all windows and doors, patch and repair walls, etc.