CR had put significant $$ into renovations so these row houses were really like all new - roof, appliances, gutted throughout etc. it was understood that many of the rentals would be Section 8 which is a good secure investment.

Then we had a bunch of cap ex (roof, water heater, appliances) all needing to be replaced within a 2 year period.

I think that roof design will cause you future grief. pass.

They just left a homeowner high and dry, when a personal residence flooded due to a pipe quietly leaking for months!

Asking the sellers to repair the whole roof is quite common, sometimes their insurance company will repair it for them!

For a lump sum, I would have 20-25k set aside as a just in case. 10-15k is ok, but if a furnace breaks and you need a new roof, that is done and over.Basically, have as much as you can, and never below 10k.

You get SOME advantage of economy of scale on a 2-4 units like sharing the roof, one foundation, etc, however single family tenants are generally more caring of the house.

. -- You'll keep back maybe 5% of all rents for routine maintenance and another 5% for capX (big expenses like roof or furnace replacement).  

Just get painted to make an old roof look fresh.

Is it ok to place metal roof over shingles?