But maybe you don't have to replace four roofs this year.

For example we often talk about 20 or 30 year roofs, but rare is it that I see one that is that old. 

She also does roofing as well.

Purchase price: $160,000 Cash invested: $265000Purchased this fixer upper that needed new roof, windows, siding, HVAC, updated electrical panel, all new decks and a big update inside.

It can serve two purposes, provide a roof over your head and still provide some income to OFFSET your LARGE MORTGAGE payment, since you are considering putting 5% down.  

. -  I would personally rather have a few high quality properties in appreciating areas, fewer roofs, HVAC etc  to replace, fewer tenant issues than 50 cheaper units. 

There is a lot of construction going on in the high desert and with rents/home prices down here going through the roof the high desert will command higher prices/rents in the next 5-10 years. 

I was taken for $7k on a bad roof install that had to immediately be ripped off and replaced.

Layer on the fact you seem to have a small account which suggests you are not getting the same pricing as a client who has many units under one roof where there are greater efficiencies. 

I’m actually happy that rents are coming down because the increases we’ve seen past 2 years were unsustainable.Consumer spending through the roof, TSA screenings over Thanksgiving above pre COVID levels.