Of course capex does come into play, but I have a lot of factors on my side including most major components of the property have been replaced already, including roof replaced 2 years ago, water heater replaced 3 years ago, full house was just repiped, septic system is 5 years old, HVAC system replaced in last 7 years, i do not cover appliances with warranty in my rentals, and the tenant I placed in the property is a single dude who works 60 hours a week and just needs a place to sleep.

@Travis Timmons Extremely valid points there as you have a pulse on what that demographic may want.

I have a tenant who pays half of the rent at the beginning of the month and then the other half at the end of the month, without a valid excuse or reason.

I’ve also used Home Warranty services (could write a book actually) as a hedge for C class properties I managed in the past so I empathize with the intent. 

I think that Jim asks a valid question though, and one that the community and Bob's potential clients would be better off having some clarity on.

I think your goals are valid and exploring alternate options is a great idea.

it will be an education.The overall recommendations for an attorney are still valid, down the road have on ready and have them send the notices? 

With warranty Just FYI.

A prospective tenant may schedule a showing time through our system after being verified.Our system will automatically send a lockbox code to that prospective tenant that's only valid for the scheduled showing time they signed up for and will change after that scheduled period ends.

It sounds like you have the basic 20/25yr 3tab shingles, which yes are prone to "flip up" or break off, esp as they get older.Find another local Roofer, that for sure taunts that they do Repairs, will warranty their work, and get the repairs done.