However the roof is burnt-out partially.  

The house has major foundation issues, major roof issues, holes in the floor, and is generally in major state of disrepair.  

Since I don't have currently a rental, just coming soon - let's take these numbers.Price was $53K, updates will about $25-30K at least (no roof or driveway though).

If there is leaking or the roof blows off, it seems that insurance companies won't pay for that.

I actually bought a 4 unit a mile away for $45,000 last year but that needed about 30K worth of work so I feel this is about right as this one is turn key with no repairs needed.The seller financing deal - Sales price $63,500Cash at close from me $50004 year note @ 4% for remainder ($58,500), monthly payment of $1000 with balloon at the end, no prepayment penalties.Monthly projectionsIncome =     $2200Expense=    $220 management                     $220 CAPEX = No problems yet but "Unknown age" on the roof and owner has had property for 20 years                     $480 Insurance/taxes = Total taxes for 2017 were $4982 on assessed value of $78000 plus $600 a year for insurance

As @Nolan Martineau stated, each property will have different Capex due to age of furnace, water heater, roof, AC, cabinets, etc. etc, etc. 

I’ve got the age old question of whether we should sell our townhome or keep it and make it our first rental.This is my first post on BiggerPockets so please let me know if I have left out any information that may be helpful in the analysis.Single Family TownhomeBuilt: 2001Purchase Date: 2008Purchase Price: $270,000Property Tax: $5700/yearHOA: $125/monthWater/Sewer: $1320/year (Must be paid to county by home owner)Insurance: $800/yearMaintenance Costs: $400/year Other planned future costs: Roof (in about 5 years, ~$5000), water heater (in 7 years, ~$1300 including labor), water softener (in 5 years, $500)Current Mortgage (Refinanced in 2012)Term: 15Rate: 3.375%Principal: $140,000Market Value: $230,000 (Upstate NY market with minimal appreciation expected)Rental: $2000/month ($2200 possible but I want to be conservative)I was also considering refinancing to a 30 year mortgage to help with cash flow but I’m not sure if it is worth the $4000-5000 in closing costs to refinance.Normally I would not consider this a good rental property because of the low/negative cash flow.

Anyone know a good roofing guy and /or drywall guy in Nashville?  

I have resolved that some sort of gutter-clog prevention product is the only option to prevent myself from having to get on the roof every day for 4 months.Do y'all have any recommendations for the best gutter product to solve the problem?

We can also understand a div stock will not need a roof or have any ongoing turnover costs, vacancies, evictions, vandalism, code violations, insurance claims, sewer lines, landscaping blah, blah blah.Fortunately we can compare 5 years div stocks to 5 years random sfr returns and your friends blog conclusions are not debatable.