Roof lines, window styles, and masonry/siding all play into this natural flow, and the biggest mistake you can make when designing your flips is not following the flow that is already present!

If you remodeled, added a room, replaced a roof, painted, boosted the curb appeal, etc. that's a different story.

It is a older non rehab property but things are straight and roof, plumbing, electrical are all in good working order.

Lets say you needed $100k in financing at 12% + 2 points and it took you a year to rehab and refinance that is an extra $14k + closing costs.2. you mention roof is 18-20k.

It covers internet, water, trash, cable, and exterior (roof, siding, etc.).

Slate roof or even Spanish tile.

The home was in rough shape—think mold, a hole in the roof, and years of water damage.

The deferral is all on major capital expenditures, roofs, HVAC, Water heaters. 

Based on rough assessment, the following is needed just to get it listed:NeedsLowMidHighRoof$7,747.00$12,580.00$26,037.00Siding$20,000.00$25,000.00$30,000.00Windows$9,000.00$12,000.00$18,000.00New Deck$8,000.00$10,000.00$12,000.00Roof Leak Repair$2,000.00$3,500.00$5,000.00Mold Mitigation$1,000.00$2,500.00$3,500.00AC Units$13,000.00$15,000.00$18,000.00Carpet Replacement$2,500.00$3,500.00$5,000.00Kitchen Remodel$5,000.00$10,000.00$20,000.00Total$68,247.00$94,080.00$137,537.00Due to lack of capital to fund these repairs, I believe the best option is to find an investor looking to flip. 

No guaranteed way to stop a determined, experienced thief:(Only deterrents that push them to easier jobs.The roof may be a good idea - until they figure out the just need a ladder to get up there and a rope to lower it down.