NEED QUICK HELP...ROOF REPAIR

[Rich Schroeder]

Hello,

I made an offer on a duplex and the bank is coming back with their typical "make best and final offer" based on multiple offers. Here's the background...

2 units
income $1000/month ($500 each unit)
bank asking price is $36k

I want to keep the total costs to $45k or less. Each unit is 750 square feet and needs new carpeting, interior paint, appliances (in one unit), and flooring in the kitchens. I figure I can do everything on the inside for about $2k per unit. The main issue is the roof. It needs a full tear down. My original offer of $31k took into consideration $10k for the roof, being conservatively. I don't want to miss out on this property because my numbers are too conservative. Total square footage of the building (a ranch type) is roughly 1500 square feet. I live in southern WI. Does anyone think I can get this contracted out for $6k or less? Any ideas where I could get this information? I don't have time to have a contractor come out to give me a quote.

I'm thinking of an offer of $35k, interior rehab for $4k total, and roof of $6k would put me right at $45k. Any thoughts?

Thanks as always.
-Rich