She has a 5.25% loan, her PITI $1K per month, and she pays $25 per month for a homeowner's warranty that covers everything. 

They will give you the work list of what was completed, provide pictures, and usually offer a small warranty. 

I will require the contractor warranty the work for 1 year, and provide the same documentation that they would provide to a paying customer.

Of course capex does come into play, but I have a lot of factors on my side including most major components of the property have been replaced already, including roof replaced 2 years ago, water heater replaced 3 years ago, full house was just repiped, septic system is 5 years old, HVAC system replaced in last 7 years, i do not cover appliances with warranty in my rentals, and the tenant I placed in the property is a single dude who works 60 hours a week and just needs a place to sleep.

I’ve also used Home Warranty services (could write a book actually) as a hedge for C class properties I managed in the past so I empathize with the intent. 

With warranty Just FYI.

It sounds like you have the basic 20/25yr 3tab shingles, which yes are prone to "flip up" or break off, esp as they get older.Find another local Roofer, that for sure taunts that they do Repairs, will warranty their work, and get the repairs done. 

The property passes with a General Warranty Deed.

With builders offering in-house financing as low as 5.5% for investors/second home owners, and warranties on roofs and HVAC systems, I continue to support new construction as a solid choice for LTR buyers.

If you fixed the foundation right and have receipts/warranties it's not a big deal.