"About 2 sheets of sheet rock" is not an estimate, because you have to demo, install, tape and paint.

@Jeffrey Evans I think a good measure tape for growth is exactly what you point out which is investors rehabbing places in an specific geographical area. 

More red tape and b.s from the City!

CA did not have 50,000 lots in the whole state due to red tape and regulations.https://www.bizjournals.com/atlanta/news/2018/01/08/viewpoint-amazon-hq2-national-site-search-a-look.html

At a local investor club several realtors got up stating they have wholesale or tape in Silicon Valley have many pocket listings. 

To get into the meeting area you run the gauntlet of tables set up with numerous "experts" selling their books, tapes, boot camps, etc.

One aspect of marketing these programs is taping into the euphoria people will feel when hearing the potential wealth beyond one's wildest dreams and I felt that euphoria 2018 when I heard their pitch. 

The thought behind the self-certification is to eliminate "red tape". 

I have 10 paid off properties  and I’ll pay off 1 in 2 years, another 2 years after that.ill probably leave the last 2 as they are maybe $100k  I have a property manager for all but 2 of my properties  8% of rent is my only PM cost other than $150 renewals and $300 new tenant commissions for realtors  Like I said, I understand if you have 10 or 20 year asphalt roofs ($5-7k every decade or two) but I’ve spent less than $500 total in 280 “property years” on roof repairs.

IMO your options are: 1) leave it and paint (I like the spray,spray, spray idea) 2) Strap it (1x4 screwed perpendicular to the framing) and new drywall, tape, texture?