No need for "green board" as it's not required by code and any moisture that penetrates the paint is already a much bigger problem.Use "denshield" in the shower surround.

Dallas is an exceptional market but it's going to be very hard to penetrate the fix/flip market with really no experience or boots on the ground.

The question you should be asking yourself is why some people fear debt and some people embrace it?   

This includes semi-annual HVAC cleanings, re-sealing roof penetration, changing air filters monthly, etc. 

It did its job decades ago but so did flip phones.Architectural shingles look a million times better.Here the cost to source 3 tab is more than architectual.Nails should be long enough to penetrate the sheathing (unless in exposed finished areas)You have to account for sheathing 5/8"-3/4"Roofing 1/4" per layer minimumPlus any underlayment (ice and water + starter shingle)I would most likely use 1-3/4" nail for 2nd layer architectural.Most roofs old or new are vented somehow.

I only did the sump pump with pit. we placed it in the area where the most water seemed to be coming from. the pump is like 2 or 3 feet deep so it captures any water below the basement floor before it can rise up and penetrate the floor. cost me $1500.

Goals are fun to have but sometimes people get so obsessed with them for plans so far out in the future that they do not fully live and embrace the moment they are in NOW and TODAY.    

That’s what I would advise you to embrace at all costs!  

I grew up learning to be debt averse and it's been a struggle undoing that learning in favor of embracing good debt.Also, I know I should be more business minded as far as my investments are concerned, but tough to disassociate myself sometimes since I've had some for so long and tenants are all good and set.

And then you’re likely also getting heat penetrating into the attic.