So far they roof is 10 years old, not missing any shingles or anything. looks good.Water heaters are 5 years old.Furnace is an oil furnance and is fairly new, replaced less then 10 years ago. 

But the fact is there is no structural damage, only few shingle been rubbed and cost him only $200 to patch.

One we just needed to replace a few broken shingles, and left the asbestos on.

The inspector said the house needed a new roof 5 years ago when I bought the place…When I walk on the roof there are areas of clear rotting in the sheathing under the shingles, it’s spongy as if there has been moisture intrusion and rotting of the sheathing…The roof is bowing in some areas also, and has a couple of curled shingles.

Recently we had storm and blew off the roof shingles off, we have a roofer came out and checked he found couple spots hail damages.

We got a bid for $4.20 per sqft for everything minus roof shingles.

The way it works in our county court computerized records system is that you can't search on that, so you do a docket date search.

Turns out elm is very dense wood, so the extremely heavy branch ripped off a corner of the neighbor's house on its way down: shingles, gutter, soffit, fascia board, even the framing of the overhang lookouts and some of the siding.

Found a 4-plex in residential area (population <3,000) about 45 minutes away.Purchase Price: $92,000 (MLS) Bank Appraisal: $99,000 (appraised "sale" value)Mortgage: 20% Down, 5/15 ARM (self-employed, first mortgage)Rent Roll: Full occupancy = $2,050/mo; currently = $1,630/mo (3 units with long-term tenants, studio unit vacant)Roof: No leaks but needs shingles in 1-3 yearsHVAC: One gas boiler, hydronic/radiant heat and hot water; no ACOther: 2500 square feet. 

The second property I bought, I knew it needed a new roof, but I was trying to put it off as long as possible.. multiple layers of shingles and some missing.. blah, blah, blah..