It has one STR penthouse (5 bdrm 4 bath with 3000 sf roof terrace),  plus 5 duplex units (Each duplex is two 3 bdrm 2 bath). 22 parking spaces.

I saw an ad for EverSeal offering a 50-year warranty for their flat roof system.

The only thing I can do to help justify it is that now with income in the highest tax bracket, I am saving 37% on any depreciation I can get.Will someone either wake me up to my new found delusions or encourage me that I am still on the right track.Buying rentals that don't cash flow is like buying a bike with two flat tires and no seat to sit on, then trying to ride home from the grocery store with a back pack of groceries on your back.Will it eventually get you there?

Ask the wholesaler how old the roof, water tank, ac unit and furnace are. 

- Do you offer tiered services or one flat rate?

So as a % of total asset costs roofs, turnovers, etc... are a much higher % cost than on a more expensive higher rent roll property. 

I would also target COA’s with newly replaced roofs, and negotiate to have the seller pay any outstanding special assessments at closing.

It's more commonly a flat fee or maybe half a month's rent.

This was a 3bed 1bath that needed everything besides a roof.

Much of real estate investing is being able to sleep at night and I imagine that's very difficult to do if you're worrying about if your $X00,000 beach house still has a roof the day after a Cat 5 blew threw and a Cat 3 pending the following week.