Would you jump on this, or is the premium too steep?

Roof, floors, bathrooms and vanities, paint, appliances. same market rent as above.I'm open to Atlanta opportunities.I would qualify both as BRRRRs. 

I just bought it in the fall and am trying to complete a bunch of modifications during off-season (e.g. metal roof, certain safety features, treating the deck, possibly updating the fire pit area, etc). 

It costs the same amount to replace a roof or furnace whether the house is worth $300k or $30k (assuming a similar size).

The first house that I bought was 17 years old, 3 br, 1.5 bath, brick ranch house with hardwood floors, Andersen windows, ceramic tile baths, gas heat and a brand new roof. 

Here's the details:ARV- $210- $220KRent: about $1,900/month3 beds/ 2 bathsNeeds: New roof, New HVAC, New fence, Minot touch ups inside like paint and cabinet touch ups.Rehab- About $40kI offered $140K and he countered with $190K.

The road is too steep and isn't paved all the way.  

It is important to find something that was properly maintained, with modern plumbing, electrical and roofing. 

The cost is the same for a roof on a house that rents for $800 per month is the same as on that rents for $1800. 

Just make sure you keep enough in an emergency fund in case a roof or furnace goes out.