A 988sf roof w/ a 6/12 pitch is only 1,105 square feet of roofing w/ a 10% material waste that's ~12 squares of shingles.Roof Quantity CalculationOakridge roofing shingles are $140/sq at Lowes.12 squares*$140/square = $1,680 in shingle materials + a few hundred dollars of underlayment and flashings, so there shouldn't be more than $2,000 in materials.So in other words your Contractor has quoted you $9,000 for labor for a roofing job that will likely take a crew of 3-4 guys one to two days tops. 

Being out of state and having a W-2 job that demands 90-110 hrs/wk, it is not feasible for me to give the attention needed to the brrr method. 

@Michael O'Sullivan, nice job!

Don't count on a big bank (Wells Fargo, BOA, etc.) to get the job done.

If you cannot find a deal in Jacksonville, look an hour south to Orlando...With tourism and hospitality as its main economic drivers and backed by unprecedented population and employment growth, Orlando’s multifamily market is thriving.The metro added almost 47,000 jobs in the 12 months ending in May 2018, keeping Orlando well above the U.S. average.

Although I have a job at my college ( Pensacola Christian College)  all that money goes toward school and I keep finding the words “being proof of income “.

Like a said, its a small victory but it got me one step closer to enough cash flow to retire from my day job. 

Its clearly a DIY job as the reno has a lot of imperfections.

I work in Seattle and there aren't many job options for me in Bham.

To prepare for the next recession, I want to have cash to scoop up more properties, but at the same time also handle the inevitable loss of rents (with tenants losing their jobs).