I LOVE living in Raleigh but we are an expensive market comparable to Denver or other areas above our weight class/size. 

You'll also want to ensure you have a good property manager to look after the upkeep of the property if you are not there to notice anything deteriorating or which may need attention, and your dad I'm sure would be a great choice.Creating an LLC in California would cost you a minimum tax of $800 every year.

Apparently the span in the floor does not support the weight of the floor plus stuff so will have to run 2 beams to lift the floor back up...or maybe just rent it to staggering drunks, which was suggested by a friend. 

I have read that the tenant is typically more responsible for the general upkeep on the commercial property, is that true?

It also helps to find lenders that will give more weight to the revenue and expenses on the property itself.The national lenders I get loans from do just that. 

They all happened due to failure of upkeeping the roof.

Performing note buyers formulate their bids off of UPB and don't give much weight, if any, to deferred principal.

Who upkeeps the roof ?.

If they cannot get the loan I may end up keeping the property and raising the rent.

A few things with Allure that I noticed is that the seams must be clean and dust free, to the point I make sure we put the wax paper the boxes come with over the seams unless another piece is immediately installed, and you have to use a weighted roller or equivalent over the seams to really make sure it sticks hard.