some roofs, tree damage and trash strewn around. 

So 50% of the roof depreciation would be depreciable.

A couple of Roof claims due to storm damage in Tucson, and we had several sub-to deals in Oklahoma when grapefruit size hail decimated a big section of the whole town. 

The house was vacant for 5 years with a new roof (5 years ago). 

You can probably beat $2000/year insurance, but the management fee should be 10%, you need to factor in turnover too and 5% is probably not enough for both maintenance and turnover and I assume you added it, but you didn't mention property taxes (which have been terrible in Jackson County lately since Frank White decided to jack them through the roof). 

Just like any aspect of real estate investing, non-consumer lending at a large scale is a relationship business. 

Transitioning from construction equipment rentals into full-time real estate must have been a big step.I can relate to your passion for finding deals and helping others reach their goals—it’s such a rewarding aspect of being in this industry.

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!

Renovated the basement unit, new roof, new soffit/ facia, new gutters, new exterior paint that was paid for by seller.

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