Most of the buyers are just regular folks looking for a home, so they are not at all thinking about cap rates. 

If it's beyond the regular duties, then yeah, a fee for his time is valid.

I position my inspections as 'planning for future repairs/improvements' which mitigates that whole 'he's here to get my security deposit' mindset.And, I would rather have the tenant with me than to have him later claim that something was broken during the inspection.  

This forum is super helpful too so I try to regularly review what’s going on and be as helpful as possible. 

You don't want to give the insurance company any reason not to pay out on a claim. 

So, older homes have a higher frequency of claims as well as higher severity.

Here is a presentation I made describing the benefit of doing such vs a regular investment.

Paulette, it is good to call out these bad contractors and unfortunately you are caught in a bad situation on what to do, start by a small threat that you will contact the BBB and report a claim if he does not show some progress, or if you know an attorney, maybe a simple letter from one may get him worried and he may start showing up.

Any listed property that claims it would cashflow is likely in rough condition in a tough area.

I would shoot him regular updates to keep him in the loop.