The upstairs plumbing is also leaking in the bathroom and is clogged.

Pick your dilemma - tenant quits paying rent and squats in the house for 2 months while you spend $1,000 to evict them, the AC goes out and it's $5,000 to repair, you need a new water heater, or roof, etc.  

The roof needs to last at least 3 years and it more than likely needs to be replaced and I need to update the panel box from fuses to circuit breaker.

I'd have to widen my ground level porch and extend the roof accordingly.

Nobody will really take care of your asset like you do in the end, AS LONG as  you don't try to become an HVAC and roofing expert in Texas during 99 degrees summer. 

. - townhome you will own ( in your case ) 50% of the roof/siding/driveway/yard etc...

Things that drive the ARV the most - roof, plumbing, flooring, paintThings that don’t drive ARV as much - windows, landscaping, driveway

A failing roof or major basement/foundation issues yes - but not your usual missing smoke detector or leaky faucet. 

Saw a house with a For Sale by Owner sign in a yard with tall grass and after some drama, we have a house.We have dealt with long term rentals for over 15 years, but not aggressively ( keep them rented and do some improvements ).This "old house" needs, updated HVAC, new roof, new kitchen, some broken windows, upgraded electrical, water run off issues...I'm just starting to clear the house out with multiple dumpsters and starting to get quotes.  

It is an older home and I know there will be some larger ticket repairs needed in the coming year(s) (roof specifically will likely need work soon).