Specially when you get caught in a nasty hail storm at night like I did about a month ago. 

I own a business that specializes in repairing cars that have been damaged in hail storms.

Sounds like you have a retail contractor.I can get a 4 unit building that is almost 5,000 sq ft completed with hardy and labor and materials for 8,000.On the roofs you have to pay attention to number of layers put on it and also hail damage,bad run routes for water drainage and flashing and caulk issues.Here is Georgia you can have a 20 year roof but because of our weather extremes the expanding and contracting will wear out the roof shingles much faster.

There is a big difference between being in Zone 1 or Zone 2 in the wind and hail zones so make sure you get quotes in the area you are looking so you can factor that in.

Some areas are in a flood zone, some will have more hail exposure than others.

@Jason Hirko  throw in a few nice hail storms and there ya go.. we are moving to Vegas this winter and changing to NV tax treatment..

Insurance (if you include wind/hail) is really high, property management is crazy high (and worth it), property taxes for an out-of-state non-owner-occupant are high, etc.

I think Miss Arizona should have taken the crown myself............at least she was the runner up :mrgreen:

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Hello Everyone my name is Adam and I'm from York, Pa.  Ive dedicated alot of my free time over the last year and a haIf learning, reading, listening and educating myself about anything on real estate investing. I Just...

Great to have another experienced investor/landlord from MT.I hail from the Bitterroots, south of Msla.