I'm looking around to find some investors to take it from me and just feel a little lost with dispo, i want to make my deals super sweet sugar coated cherry on top for all my investors on my list so what i ask is if you can rip apart this deal for me and make sure i have enough meat on the bone for my investors, below are the statsFirst off address, 1011 Richard Bell Ave Perry FLPurchase price $110,000Seller says the bank is willing to let go of mortgage for $91,000ARV $180,000-$200,000Needs new roof (20 years old) and central ac system went down about a year ago (around 4k for 3 ton ac)Ive been in roofing for about 2 years and im estimating the roof will cost between 18k-20kI take constructive and negative criticism very well and i only want to improve, no opinions are unwelcome i want full scrutiny with this deal please. 

Feel free to use this template:RE: RenewalDear Tenant:With the increased cost of taxes, insurance, maintenance, and other incidentals we are required to increase your monthly rent.

Get a feel for it and see if you like it.

When buyers see this they automatically feel the work was done professionally.I will either be present or have a PM present at the home inspection for my sales that have a builder warranty component.

If you feel ambitious, you could try a BRRR strategy adding additional equity to the subject home and then taking equity out of it to pay off either the HELOC or if you decided to the refinance the primary residence. 

Feel free to PM me and we can discuss. 

I feel like it's a space where great operators can really clean up, since the bar is set really low, in my experience at least.

Post a few more photos of the different rooms so we can see the general feel of the place.

So, when Trump changes to no tax on tips I feel inclined to change my rental income structure.50% reduction in rent.Previous 50% made up from a mandatory nontaxable tip. 

That experience taught me the importance of leaning on local expertise, even if it feels like an unnecessary expense at first.One strategy I’ve seen work occasionally is offering the tenant a “cash for keys” deal, where you pay them a small amount to vacate voluntarily.