Look for one with a 12 mil or better wear layer and a scratch resistant finish like AO or ceramic bead.

this is the scope of work. the dimension of the roof is roughly 45X151) Tear-off all layers of roofing and gravel down to wood decking and legally dispose. 2) Inspect wood decking and replace all deteriorated and broken areas at $ 2.50 per sq. ft. 3) Inspect existing Ceramic Copings and replace all deteriorated and broken at $ 35.00 Each.4) Install Fiber Cant Strip at the base of the walls and curbs.5) Install 1 layer of Base Sheet over wood decking using corrosion resistant screws and plats. 6) Install 1 layer of Modified Bitumen CertainTeed GTA Granulated. 7) Install Metal gravelstop and gutter flashings at the roof edges. 8) Flash all vents, soilpipes, and chimney using the same Modified Bitumen. 9) Install 5” Galvanized Box Gutter and 3x4 Downspout to replace existing. 10) Pick up and haul away all roof debris generated by Presidential.

I have no idea why there is so much resistance to this idea as opposed to trying to be a "wholesaler" ... you are doing the same job, except one way is legal and you are not trying to deceive the seller and the other is not (other than 1 above).So, it is VERY simple.

Since my wife and I will be living below our tenants, I'm creating a sound resistant ceiling assembly which I will show everyone in great detail in a later post.

Resist offering what the property CAN make with good management, but rather base your offer on its current operating performance. 

@Mindy Jensen,You can probably see that yes, in some cases with certain notorious lenders, DoS does indeed get invoked.In general, however, experience seems to indicate that as long as the payments are being made many lenders will find "bigger fish to fry" which won't cost them as much to go after.As long as REIs resist the concept of building a business before trying to run it, this will continue to be a point of discussion, I'm sure.

We are looking for a recession resistant assets we can acquire from mom and pop operators.

Are they just physically not able to resist?

If you supply the washer/dryer, however, you will likely face some resistance from prospective tenants towards being responsible for fixing themRichmond is a great place and I wish you all the best on your real estate journey!

We don't really need anything else, unless we want to Swing Trade Commodities like Silver and Gold with excess Cash using Support and Resistance to preserve our Dollars as they print us into the toilet.