Luckily, the brother left at the agreed on time and I was able to being the renovation.Reno consisted of gutting and replacing the kitchen and bathrooms, replacing the floors, light fixtures, HVAC and roof.

(New roof, paint, etc) and proceeds even if we paid capital gains taxes could pay down other properties debt including adjustable HELOCS which would double our annual income but of course we would lose a door. 1 property is currently vacant and I anticipate at least $10k to refresh including new gutters.

Alex, I could see lower end and rental properties stay flat or even go lower in the short term until rents find some balance.

On this project I was going to have to add 3 dormers to the roof.

You may pay a bit more and make a little less, but playing the long term game is key in real estate.The types of structures could be lump sum (one price) or cost plus (meaning you pay the cost of material and labor plus a flat fee—more of an open-book model).I see some investors who want to pay for ALL the materials, which is excellent for the investor (more control of finishes & cost) and general contractor (if they are getting paid well).  

I’d be disappointed at flat rents, I can’t imagine a 15+% rent crash.

Finally, the roof has to be lifted in order to create a little bit more space.

For example, we once charged a flat $300/month to do bookkeeping for up to 5 properties and roughly 5 different accounts.

No roof issues etc. 2.

While we lean heavily on the pro's  for repairs and estimates it makes it much easier when we know the typical issues and concerns on the plumbing, roof, electrical etc sides of a property.