The material options seem to be uv coated or non uv coated, and with non uv coated, there are different weights of paper.

The smoke residue will attach itself to the walls and ceiling of the room and will coat the interior of the exhaust fan as well as the piping to the exterior of the structure (some exhaust fans even just vent into the attic with no direct connect to the outside).

It's not always the best tactic to buy the most expensive products; for example, I never buy  pricey paint as in all my years as an investor/landlord I have never cleaned a wall in preparation for a new tenant and find if I stick to one color for all my properties it doesn't take that long to just put on a fresh coat of paint.

"Closed cell" cost more due to the type and the ability to go thicker with this product.  

I would refinish it and apply a high quality commercial grade waterbased finish. 4 coats of Glitsa Max or Basic Street Shoe or Loba Supra would be excellent choices.

And look at google maps for a quick idea - if it’s black and blotchy... might need a re-roof or at least a seal coat.

They last 5-10 years and a lot of times all needed is clean, buff and re coat.

I have one in a rental that was there when I bought it.It has held up very well because I sanded it and coated it with 3 coats of MARINE grade polyurethane.

Sites like White Coat Investor could be used for sponsors like our former Optometrist apartment syndicator.  

I would suggest having trench-less sewer lateral work done.Roots will continue to grow into the pipes since that is the best source of nutrients.Roots will grab toilet paper and anything that probably should not have been flushed down the toilet.The trench-less solution is a pvc type sleeve that will coat the inside of the pipe that roots cannot penetrate.