To roof or not to roof, that is the question

[James Stayton]

I am selling my rental house in California to purchase one in Tn ( Goal is multi-family ) and it failed the roof inspection. In all fairness to the roof, its been 20 years so I got my money's worth. It's about 18k for the new roof ( the cost of plywood sucks ) and I am wondering if its worth putting on. I am told that NOT doing it and i miss out on VA etc buyers. I have a feeling it's not dollar per dollar payoff.

In today's market is it worth doing? It doesn't leak, it's just old. Any thoughts are appreciated. :)