@Samantha KleinAverage expected life of a roof for asphalt shingles is 30 years.This will vary depending on weather.

We're going to look into laying new roof over existing roof, theyre is only one layer of shingles.

In fact, I'd wager that you'll almost NEVER see a composition shingle roof applied correctly!

These may include cracks or settlement in the foundation, water seepage, active roof leaks, curled or cupped roof shingles, inadequate electrical service or plumbing fixtures, etc.

@William Collins - I had 3 layers removed, all new plywood sheeting and arch shingles done for $12k.

It is the property on bell st, I was skeptical of the area when looking on google maps, but after driving the area I feel good about the location, it's the only older property on the street the rest are newer townhouse style duplexes, and some single families on the street behind us.We just went through the inspection today and the property needs a roof before this winter, and has 3 layers of shingles on it, along with a couple other issues, but it is structurally sound and has newer electric/plumbing/furnaces/water heaters.The owner has already moved to Florida and is trying to sell off his inventory so hopefully the price can come down a significant amount to cover the roof, otherwise we will probably walk away and continue to look.

Needs: - Complete interior paint & wallpaper removal - New carpet throughout - Tear off of roof in next 5 years (6 layers of shingles) - New furnace in next 5 yearsPros:- Large square footage- Corner lot- Aluminum siding looks good- Decent sized kitchen with newer (but different colored) appliances- Newer windows- Upscale neighborhood- Good school districtCons:- Next to the highway, quite noisey- The bedroom/bathroom configuration is a bit odd- No garage (think michigan winters)What do you think?

Regarding the roof - although it is *not* new, I was up there making some of the buyers requested repairs and the shingles are all intact and have good granular coverage.

I've passed all the requirements for my GA real estate license and will finalize that process this month and will hang my shingle with a friend that happens to be a real estate attorney & broker.I have approximately $100K in cash to invest and my goal is to partner with other investors/contractors to do deals and split profits until I gain my confidence and sea legs.

The man said "I would love to sell you a new roof, but all you have wrong is a handful of shingles blown off from the last storm, if you don't mind the shingles not matching 100 percent, I can patch it up for 300 bucks this afternoon and you should be good for 5 or 6 years or so before you need to replace it"No one who rents treats a property as if they own it, and no one who manages does either.