Asking $109K, ARV just over $200K, brick exterior, roof looked good, agent said good area.

Don't skip any of the above figures to make your numbers look better or you'll just  get burned when you think too optimistically. you WILL need those contingencies like capex roof replacement and being able to afford a PM because no one wants to be forced to manage your own rentals forever because they forgot to budget for that expense.

Two years later we had another roofing job to do and failed to re-check his credentials.

. $1000 on a roof from a reputable company vs tracking down some one if things go wrong... not something I would want to spend time/energy/money on.  

They told me that they put a new roof on my property.

Some of the major rehab involves Siding, portion of roof, new sidewalk, splitting electric (new panel boxes and meters), heating (new furnaces and re laying of duct work), water (new water heaters), portion of broken sewer pipe replacement, replace electric wiring to 2 units, new kitchen, bath, flooring, windows, doors (interior and exterior) in all units. 

Pat, we 're probably putting the washer/dryer in the new bathroom upstairs, since it's a large space with an area that's not usable because it's under the roof, but is the right height for the washer/dryer to fit nicely.

If the house is a junker  broken windows, leaky roof, peeling paint and no floor covering it won't go FHA.

The front house needs big ticket items done - there aren’t even any interior walls (roof, windows, a little foundational work, update electrical, carpets) but is in “good” condition otherwise.

I recently hired one for a house project and got his price per square, but when the roof was finished, he billed me for the total number of shingles used not the size of the house.