If it has a flat roof, DON'T USE SHINGLES.

Duplex built in 1946 needing a new roof at some point and refurbish and repaint the outside shingles - 15000$ deferred capital improvement.Price - $420,000Gross income would be $28800/year (no vacancy rate - really!!)  

I always love the idea of "35 year architectural shingles!"

I will also pay a little more for architectural shingles and other items so that I do better with quality in the long term.I am doing a retail project now next to a new Costco going in.

Going back to my example, a roof leak would be considered minor if its just patching the roof, putting in new shingles.  

And I am just going to bullet point everything here that was noted with some type of recommendation by the inspector: -repair / seal walkway / (cracked concrete)-cracked retaining wall-some cracks in foundation (house was built in 1930)-few areas of rot around window trim***-1 piece of vinyl siding missing-garage structure very questionable, including roof, and signs of previous (maybe even current) pest activity***-front gutter brackets not under shingles like they should be*** -crack in chimney-some broken basement windows-doors throughout the house that don't close / latch as they should -2 visible signs of knob and tube wiring -lack of support to beam in basement*** -cast iron water pipes in basement rotted (should be replaced with PVC)***-some leaky faucets throughout May seem like a lot, but honestly I didn't think it was too bad of a list considering the age of the house.

What would have to happen is that my existing property management business would have to become a part of the brokerage I hang my shingle at.

Lets try and get this project moving a littlepost 17 - roofing After a few extra days of snow and harsh cold, the roofers were able to get the roof shingles delivered and the ice and water shield installed.

Sneaking in the shingles was about the only exterior task that worked in my favour.

Demo Total Bath and kitchen           Walls and ceilings           Windows, doors and trim         Floors where damaged         Rent dumpsters           Total labor 5580             Exterior Painting           Pressure wash house         Caulk where needed           Paint house           Total labor and estimated materials 4850           Foundation         Reinforce existing footings         Replace floor joists where needed and install new subfloors   Install new floor joists in addition to level with existing house   Total labor and estimated materials 8875           Plumbing           Replace pipes throughout       Run new pipes to accommodate new layout     Replace main water line         Total labor and materials       7500           Insulation             Install insulation in attic         Install insulation on walls       Total labor and materials 4580           Electrical           Update electrical throughout       Total labor and materials 7850           HVAC           Install a new HVAC system       Install new duct work       Total labor and materials       5890                                                                                             Interior work         Total Open up living room to dining room       Create 3 bedrooms and 3 baths         Install sheetrock on walls and ceilings       Mud, sand and prime walls and ceilings     Total labor and estimated materials     12785 Trim work           Install baseboards throughout         Install trim around windows and doors casing   Install new interior doors       Total labor and estimated materials     4850 Interior Painting Paint ceilings           Paint walls           Paint trim             Total labor and estimated materials 3580 Wood Floors Repair wood floors         Install new floors in addition       Sand and stain floors throughout     Total labor and materials       6750 Master Bath Build a concrete pam in shower         Install hardy boards on walls and floor       Install tile on floor and walls throughout       Install sink cabinets, toilet, and faucets       Install light fixtures and accessories, install glass shower door Total labor and estimated materials     7500 Guest bath         Install tub             Install hardy boards on walls and floor       Install tile on floor and walls         Install faucets, sink, and toilet         Install light fixtures and accessories     Total labor and estimated materials     5750                                                                                           Guest bath         Total Install tub             Install hardy boards on walls and floor       Install tile on floor and walls throughout       Install faucets, sink, and toilet         Install light fixtures and accessories     Total labor and estimated materials     5750 Kitchen           Install hardy boards on floor         Install tile on floor           Install cabinets           Install sink and faucet       Install door knobs         Install granite and backsplash       Total labor and estimated materials     7500 Roof Remove old shingles and repair plywood Install new shingles (25 year warranty).