This is key when you're not nearby.Professional network – See if they can connect you with other local professionals like contractors, inspectors, or property managers.

It is still repairable but would cost 800-1000 to repair, and probably has 3 years of life on it according to the inspector and roofers.3.

But before we get this news, the tenants crawl in the attic and call the city inspector and they give us a notice.

I have a great inspector who certified my rentals for me, if you want his contact information let me know and I'll shoot you a DM!

Why are you using rules of thumb and not using the results of the thorough inspection by a great inspector that you are surely using and would be an idiot not to base your numbers on? 

You will want to get a professional inspector and contractor that you trust to walk the property on the outside if you can't get in. 

NSPIRE will be used for all HUD funded housing programs.With NSPIRE, inspectors for HUD-assisted and HUD-insured housing will be able to conduct objective, defensible, and consistent assessments to evaluate housing conditions.

Particularly when you are the new owner and not the one who actually did the unpermited work.However, they will not give you a pass....you will have to prove to the Inspector that the work was done 'up-to-code', and if it is not, you must bring it into compliance.

If accepted, I have my inspector inspect the property and provide me a report on the state of all systems and structural. then I use this report to build my scope of work and know what repairs need to be made. then I type out this list and solicit bids from 2-3 contractors/GCs/ handymen depending on the nature of the rehab.

Networking with other investors at local REIA is a great way to do that and also a great way to meet realtors, wholesalers, contractors, inspectors, property management companies and anything in between.