And I have my  GC do the mini inspection and tell me the age  of roof and ac etc, so I am ready to sign contracts as soon as they call me.  

The building has a parking lot with no cover and a brand new 30-year roof.

As an investor, I take care with my flips to have all the majors covered (foundation/roof/mechanicals).

Any very rough estimates for a roof?

What did the inspector say about the condition/age of the HVAC and water heater/ roof?

This project is essentially a complete gut that will include addition of roughly 700 SQF, new roof, siding, landscaping, privacy fence, hardwood flooring installation, interior re-design into an open concept floor plan, upgraded kitchen with granite counters, new cabinets, stainless steel appliances, etc.

However, the outside agency has limitations (no condos, nothing in Tennessee, nothing over x years old with y kind of roof, etc...).  

The style of room you are talking about is reminiscent of classic row house; railroad center room, windowless bathrooms (well, they mostly had windows, but it was really only for ventilation through the roof).If it is, depending on where the doors are sagging will tell you a lot about the condition of the bones of the house.

You can not fix it up unless it is something that is needed for living purposes such as a leaking roof, etc. 

A PM won't see a board from the roof of a house that has come loose that could fall in a tenant and seriously injure them.