Income tax or not, high or low property taxes, tile or asphalt shingles, basements and foundation types, etc etc...Over the last 20 years with a dozen properties in Vegas my management is 8% (plus a few hundred here or there for renewals or tenant placement, but way under 9%.) my vacancy is WAAY under 2%, probably under 1%.

Most of the gulf side properties sustained more wind damage (shingles, siding, signage blown off, etc).  

@John Thedford there’s some parts where the felt underlayment is exposed as well as a section of the roof where there are no shingles at all.

As long as the shingles are unbroken, the asbestos will not deteroriate and become a health hazard. 

I could drop up to $15,000 in repairs and it would still cash flow $6,000 a year assuming an expense rate of 55%.During the inspection it was discovered that the roof I thought needed to be replaced has 4 layers of shingles, a crappy repair job around the chimney flashing, and we're pretty sure most (if not all) of the sheathing is damaged. 

But when it comes to putting floor over old floor (or shingles over old shingles, or drywall over old walls, etc,) I'm a firm believer in take it down to the starting point and go from there. 

The other beauty of it is that I build high quality construction, 2 x 6 exterior walls with blown in foam, 5/8's decking, architectural shingles, upgraded fixtures, expensive toilets that never clog, low-maintenance exteriors, etc.

If the roof is in good shape and it has architectural shingles, you can expect to save money upfront and potentially lower the percentage you save each month for CAPEX.

It pointed out things we might not have considered, like making sure we're adding in the cost of disposal of old roofing materials as well as the cost of installing the new one and that a double layer tear off is going to cost more than a single layer and comp shingles are more costly to dispose of than shake. 

Hello All,I'm looking for recommendations for insurance companies that will cover a 2006 Lehigh Acres, Florida duplex with an original dimensional shingle roof.