I usually ask for a flat amount.

Do your own roofing. 

I had a couple of AirBnB that I stopped doing because all they wanted was to pay a flat rate regardless if it took me an hour or three hours. 

A great agent will also invest in home, pest, and roof inspections to remove doubt in a buyer's mind prior to making an offer.

You could find an attorney or agent - recommend negotiating a flat fee with either of them as pretty standard docs.

I like nicer houses that just need paint and flooring or maybe a roof.

Building Details:- 2 on bottom 2 on top - 3/1.5 ba 1100sqft - 7 yr roof - prob $35k - 50k total work/updates to make awesome.- Neighborhood ~ C- but a C- area here doesn't mean too much, smallish town ~ only about 50k peoplePurchase Price: $660,000Appraised Value at Purchase: $730,000Interest Rate: 6.625% - 30 year fixedDown Payment: 10% / $66,000Cost to Make Rent Ready: $14,000P&I - $3803 T&I - $898Total PITI - $4701/moCapEx, Vacancy, Maintenance - $1099/moTotal Monthly Costs - $5800/moCurrent Rents - $3800 (3 units)Fair Rents ~ $5000 but will likely only charge ~ $4500 to start.

Large projects such as roofs, repipes, or HVAC only get about 50% - 75% of the actual cost.

Account for costs associated with capital expenditures such as the condition of the roof, foundation, and HVAC.

Reserve funds should handle a major cap x like a roof, plus money to pay the bills while the work is being done as a tenant likely won’t be paying during this time.