And in some cases, a roof inspection when the HI is not confident or the roof is a specialty roof (metal or tile) 

If a major expense comes about (i.e. roofing repair, hvac, etc) we would split that as well. 

Capex is usually lower, around 2-5%, since major replacements like roofs or HVAC systems are far off.

Until you spend 20k on paint and some new kitchen appliances, but the roof and foundation are still shot and the 100k ARV is more like 70k in reality.

What is a storm rips through and trashes the roof, BUT the condo project does not have enough insurance coverage to fix it, the value of the all the units in the project just went down. or, even if they are able to fix it but  the coverage premium doubles so the HOA has to double the monthly HOA dues but half the complex can not afford it? 

In California, an unlicensed professional cannot independently let a client into a home to show it; only a licensed real estate agent can conduct property showings, although an unlicensed assistant may be present to let someone in under the supervision of a licensed agent for specific purposes like inspections or repairs, but cannot discuss the property details or engage in sales activitiesPaying agents hourly would drive your overhead through the roof especially if the brokerage is not closing deals!!!

In my case it's probably going to be the roof. 

Not to mention, solar panels can also be a cause of roof leaks and require regular cleaning to maintain some level of efficiency which is not great to start with while also getting worse over time.

Like the OP said, better to have it and not need it that to need it and not have it.  

Every 15 yrs HVAC, every 20 roof/kitchen/bath, every 5 flooring...