We are being told "Its normal for Sec 8 to require some repairs and or additional items/ad ons"     Our Management agreement states "Management will obtain prior approval of Owner for any item or service in excess of $400, except for monthly or recurring expenses and emergency repairs"We were only notified of these repairs until AFTER they were completed. 

We are needing the following types of items completed. 

Some buildings have a fifth meter for the owner if there are items like exterior parking lights or other things that aren't tenant specific for the owner to cover.

JkAdditionally - Not exactly what your asking but I think there is basically there is no insider trading law in real estate other than items required for seller disclosure in a sale.

I expect I'll be allowed to walk the facility and pick items I'd like to have and get them relocated to the shop, including a natural-gas-fired heater, jib crane, sinks, etc. 

What you can write off as a business expense for smaller items depends on how you bought the property.

When they are late again I send an email with their rental breakdown that is in arrears and I include a line item for the $375 late fee.

But not a true BRRRR situation as those get all your investment back for infinite return.Also as pointed out already capex needs to be accounted for unless you plan to sell before any capex items need replaced.

So as you move up in rental price, the amount for repairs will become a decreasing percentage of the rent.Now as that applies to capex, certain capex items will be relatively fixed or fall within a small range like a water heater in @Ned Carey's example.  

How did you find a general contractor and was he who suggested you of all the rehab items?