We have temporary decking on the roof and a tarp.

Hi Jeff, ARV is a wider range because you have the bottom and middle units which are in the low to mid 400's and the top unit has a larger footprint/roof deck type layout that puts it much higher.  

You will want to get all the water out of your insulation and roof deck. 

You've got (hopefully) 4 roofing nails per shingle, and hopefully nails long enough to fully penetrate into the roof decking.

Above these two bedrooms are a sloped roof and a roof top deck.

HVAC, plumbing, electrical, roof/gutter/drainage, decks/railings/fences, etc.

However, the garage and the back of the house (including area underneath the deck) are pretty dry. 

Hey,I'm looking for a couple of contractor referrals for a large replacement of a Railroad Tie retaining wall that is rotting out, and an elevated deck+walkway.

And then there's the annual rent increase, which can be substantial if you're not living in a rent controlled unit (like when my rent went up $200 after they did some major upgrades throughout the [224 unit] property including a new redwood deck for my unit). 

It's a 1987 2 bed 1 bath.Rented at $540 a month to a tenant who has been in place since 2013, on section 8.Yearly taxes are $280.It's got central heat/air, underpinned, front deck, on city water but there is a well on site.