@Joe SchultzI use a broker who I pay a flat fee.  

You may need to upgrade to 5/8 sheathing and use an engineered product like Advantec or clips for 1/2” to keep it flat and consistent.

OH i totally agree and we know where historic flat markets are and historic markets that see appreciation.. my thought is to invest in those that can pay for the asset and you have a better than average or almost a absolute that values will rise SIGNIFICANTLY over a 10 to 15 year hold period..  

For example a 1910 house I bought needs a new electrical panel. 

You can verify this by inspecting the type of wiring and boxes, and looking inside the panel.

I don't have any idea how i didnt even consider just charging a flat rate fee and only dealing with the sellers.

As a group do we think the market in the next year will go up, down or stay flat?

I went to an event recently where they had a panel discussion featuring more seasoned investors, and their insight was incredibly valuable!

I never factor in natural appreciation (it's just icing on the cake), but I'm in a fairly flat market.

BRRRR X years down the road or flat out sell and I would have to add a septic system.