I always assumed these had regulated/standard fee rates.

My thought behind doing this would be twofold:1) I can deduct my home improvement expenses (cleaning, painting, remodeling).2) I can deduct the business loss from my personal incomeCan I do this?

I was recommended to use the standard 1-4 resale contract, but I'm unsure of how to use an assignment with that. 

To replace the roof I will be required to pay a $2000 deductible or I could repair the damaged area; which could cause me lose my roof coverage after 1 year, if not replace.  

It sounds like you're on the right track.Your lender should be able to walk you through the options the payment differences, and the other ramifications such as tax deductibility of each.

These seem to controversial here, I have gotten different answers 1 do you have to have a brokers licence in NC2 the fee here in NC seems to be standard instead of percentage, so are we running title searches being that they are only done by Attorney's here?

And if I would try to take large deductions, especially if I had not sent any letters asking to cure the issues, a judge may be more likely to side with tenant.

There is no such standard and it offers no clarity to what to expect in a location or SFR property.

2) Mortgages with shorter fixed rate a period than amortization.  5 year fixed with a 15 year amortization is a pretty standard structure for portfolio lenders. 

Of course, you should also be trying to buy the property at below-market value, according to your Minimum Deal Standards.