Cuz if I can get an asphalt for 7k gets a 5k return, but a metal roof is 20k and gets back 17k.

Unless you want to spend every day pounding the pavement knocking on doors, you have to have money to advertise. 

.#3 Contact Local Contractors for Labor PricingCall local Subcontractors and get budget pricing for common repairs on your typical rehab project.For example, call a roofer and ask what their average cost per Square of Architectural Asphalt Shingle Roofing would be on a 1,500 sf house, with a 6/12 pitch.Note: Some contractors will be reluctant to share pricing without seeing the property, but tell them you are just looking for a rough budget number you can use on future projects.#4 Compile Your Prices into a Spreadsheet or Estimating SoftwareOnce you start to get a better understanding of Labor and Material costs you will want to store this data into a spreadsheet or software that you can use to help you streamline the estimating process.The Book on Estimating Rehab Costs comes with a spreadsheet that you can use to help you populate your own database of labor pricing and material pricing.

I like the properties, the city is investing in the area as sidewalks, lighting and new pavement are being put on the main street.

In my experience, the highest cost has come from asphalt tearup & replace, whether the main is in the alley or the street.  

Hey question for the WA area I would like to fix some issues in the pavement on my property will I need any form of work permit is so where would I go to acquire one ?

.#3 Contact Local Contractors for Labor PricingCall local Subcontractors and get budget pricing for common repairs on your typical rehab project.For example, call a roofer and ask what their average cost per Square of Architectural Asphalt Shingle Roofing would be on a 1,500 sf house, with a 6/12 pitch.Note: Some contractors will be reluctant to share pricing without seeing the property, but tell them you are just looking for a rough budget number you can use on future projects.#4 Compile Your Prices into a Spreadsheet or Estimating SoftwareOnce you start to get a better understanding of Labor and Material costs you will want to store this data into a spreadsheet or software that you can use to help you streamline the estimating process.The Book on Estimating Rehab Costs comes with a spreadsheet that you can use to help you populate your own database of labor pricing and material pricing.

The house itself needs major updates to most of the CapEx (roof, water heater, furnace, siding, etc).So, for example, when considering a new roof, is it more worth it to go for asphalt shingles or a more long-term durable/expensive option, like metal? 

If you intend to sell before the roof needs to be replaced, your metal roof will have more life left on it than if you put on an asphalt roof.

Minimal park expenses - except for the really nice stuff, most of the parks here require the lot renters to cut their own grass and all "public" areas are either gravel or asphalt.