We also tuckpointed the entire building and are putting on a new roof.

Do you save three months of vacancy for each unit and $50,000 for the roof replacement?

my wife just sold a property for one of our new construction buyers.this client also got talked into buying the property without a home inspection.so she had to put a new roof on it new Hvac upgrade electrical panel and a plumbing issue.the agent that sold it to her is known to us and he is a slime ball no question.bottom line your the client you dictate what you are going to do or not do never let the agent tell you what to do.. 

😩 I couldn’t touch a rental property here and it is difficult to get anything to cash flow because our taxes are through the roof.

If any of the "Big Five" systems (HVAC, plumbing, roof, electrical, water heater) haven't been updated recently, they still should be budgeted, even if you expense them later.Also, if you're primarily buying for cash flow, then this seems like a whole lot of work for just 7.75% CoCR!

You can then be pleasantly surprised if you find a solid subfloor, watertight roof, or salvageable drywall.

New roof, exterior doors, flooring, paint...

By this, I mean multiple generations under one roof.

And their roof loss settlement is "variable by roof age", not actual replacement cost, nor depreciation adjusted (most insurances will hold the depreciation portion of a claim till the repair is done and only then release the funds).Make sure you compare apples to apples when shopping around, pay attention to what they give you for "free", what deductibles apply and when exactly you can get coverage from the insurance and to what limits.

A full rehab on an 1,800 sqft house will never be so low if it needs all three mechanicals, the roof, full interior, plus foundation repair.