I like your approach of including a flat % it in the lease.

But as you mentioned every market in America is red hot on fire and it’s just flat out difficult!

After the spray foam I will likely make the ceiling a cathedral type instead of the flat ceiling currently. 

I am looking to buy a property in FL at an auction.

It's way more predictable than people think, as it's baked into the protocol. 

Check the elevation of the corner and the middle to get the deflection of the good side then do the same to the spalled side (use a rotary laser, ground might not be flat).

Wholesaling can easily trend hard towards flat-out-deceptive or it can be done with the utmost honor and honesty.I think what happens if we aren't honest about that gradient is we can give blanket justification to the act of wholesaling and then use that to justify the ends, regardless of the means.  

Some go by actual rents, some put in pro forma rents based on market rates if there's a lot of vacancies, some list actual expenses, some list expected expenses based on historical records, most will never include "one time" maintenance or repair items that actually recur regularly, and then some will put in vacancy contingencies and maintenance & repair contingencies and some don't, some include management fees some don't, some leases are NNN or NN or some mix of that or just flat rent, some property's pass through expenses are reconciled while some are partly reconciled while some tenants might have a clause that their rents can not be reconciled and some property owner don't know that means. 

This costs the same as with any other build, and is baked into my figures above.

The fact you might have a once in a decade freak even that knocks out power/water for a few days is already 'baked in"Just like an earthquake in socal or tornado in Tennessee won't change the market.