(They were not sure if a new LVL beam may be required per code).

I don't think the support beams are any different than the ones used between the first and second floor.

Many of my properties have metal roofs, only about 1/2 have central air,  most are pier and beam so water and foundation issues are much less costly20-25% annual cash on cash returns have always seemed like a no brainer to me

Project Summary:Permanently Stabilize Walls                             $10KPermanently Stabilize Floors                           $13.7KWaterproofing                                                    $10KTotal:                                                                    $33.7KThis includes the engineering and permitting, braces along the entire perimeter of the basement foundation, posts to jack up the uneven floors above, three steel beams in the basement, wall panels to direct the water that does get inside and a sump pump. 

A few years ago I took my nephews to play laser tag here in Des Moines and I got hooooooooooked.

Dustin Beam I would say factor in your goals to either keep long term or sell on the short term.

But it does not come from depreciation, I am just trying to laser focus on the depreciation right now. 

Without seeing that roof, can't say if the whole thing needs replaced, but I'd bet you could replace joists, beams and posts...even decking without tearing the whole thing out, save as much as you can, IMO.

We inspected the attic and turns out there is a mold issue so we muse clean and encapsulate all of the beams.

Also both prices below include brackets, screws, etc.Approximate Rent - $900House has blue vinyl sidingDeck has a brand new roof over itI just installed a new support beam, posts, and sistered the roofing joists Treated Wood Decking and Railing - $640Trex Origins (grey) Composite Decking and Railing - $1140What do you guys think I should do?