For example the contractor had to replace roof or do other repairs to make the property rentable and I spent 2 hours talking to the roofing company and plumber? 

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

Wetlands, flood plains, steep slopes, and other issues are all present in the Poconos. 

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

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.  

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.

. -  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. 

She also does roofing as well.

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