i.e. deductible for a roof replacement or replacing an HVAC unit or replacing a hot water heater? 

They are all under a single roof and currently rented out.

The inspector checks the plumbing and electrical systems, the roof, the foundation, the HVAC system, and the general structural condition.

The area wasn’t heavily affected... but a tree on the property was uprooted and unfortunately knocked down part of the home (roof and foundation were affected). 

Imagine giving me $20k and I give you $1,000/year back and in 10 years it “paid for itself”   You don’t use it for an investment  you use it to punish oil producing countries that hate us or to show your neighbors you’re better than them  :-)  Usually it’s a horrible plan for rentals because you either have to charge higher rent and include the electricity or charge a flat rate discouraging them from saving power.

The new legislation makes it illegal for cities to make 400 sqft granny flats illegal.

FHA has the appraiser check inspect the house for health/safety and to make sure there is good life on the roof and systems. 2.

Engage professionals to inspect major components such as the roof, plumbing (including sewer lines), foundation, drainage, electrical systems, HVAC, chillers, boilers, termites, exterior walls, balconies, stairs, rails, and concrete.

As an investor/agent, am I legally able to pay a bird dog a flat fee or a percentage out of my profits ?

For properties valued between $30M and $40M, the commission rate tends to be on the lower end of this range, often around 1% to 2%.Some brokers may also opt for a flat fee structure, which can be advantageous for high-value transactions.Comparison with Provided Rates:For a property under $34M, the commission is 1%, which aligns with the lower end of typical commercial real estate commissions for high-value properties.For properties between $34M and $35M, the commission is a flat $400,000.