This area definitely gives you good weather year round, summertime gets hot so as long as you're getting systems serviced before then and then in the fall you're usually ok. 

However, this type of work I would say falls more into the Realtor's area of expertise.

It's pretty common practice to have something like that in a property management agreement, and if it falls under that limit they're going to pay it and not notify the owner except in regular monthly updates because it is below the threshold of what is an ordinary expense in the course of business.

I've seen many landlords that get lucky with good renters for a long period of time, then everything falls apart when they have to deal with real difficulty.I looked up your property on Google Maps, and the street view looks bad.

My investments are all in the Twin Cities suburbs, but I have helped people with financing as far north as International Falls :) @Jeff Schemmel who do you know in the Duluth area?

Please let me know if you know areas that would fall in the cap of our budget.

Then you can see where your property would fall in relation to the comps (or if you are bringing a property online, you can see what you have to do to get to the higher range of the comps).

They do, but when the roofing contractor arrived and onsite and queried the notice with BTC, they was told it is old and the issue is resolved. well then thats the roofers fault for falling for that.. 

Quote from @Bruce Woodruff: Quote from @Jonathan Greene: Quote from @Bruce Woodruff: I think that this BP forum takes on that deal-killer function very well......at least it can if/when investors take the time to post their questions and concerns.It should, but because some (not all) investors are fragile about criticism or prefer an echo chamber, it often falls into a back-and-forth where we are trying to help on our own time, and they are rejecting it and calling us naysayers.

Sam, a property this size falls into a very weird situation where it’s not an individual mobile home but it’s not really big enough to be considered a park.