Hi everyone,I am an active investor and as my day job I currently work in commercial real estate valuation.

I have found in my limited experience that I can work through the other issues, if the PM is doing their job and keeping their units occupied most of the time at market rents. 

Our roofing guy has done 3 roofs for us and got many other jobs just by word of mouth recommendation.

For my Mira Mesa Rental( 2b/2B Condo) i easily find good quality tenants(High credit score and stable  job) through Zillow.

I’m closely monitoring a few tenants as we speak. 1 requested to pay this Friday after payday due to a job change. 1 is $200 behind from last month. 1 got a rent increase but still has this month at the previous rate.

I would also suggest the minimum 2 stays That Michael mentions above. 

However, especially for your first, I would suggest the money you pay for either option is a better value than doing it yourself.Pursuing an investment with a partner does complicate hings slightly and I'd recommend discussing the legalese with an attorney.How do you stop a tenant from wrecking your property? 

All that being said, there are a lot of roofing companies that do exactly what @Matthew Paul was suggesting. 

Learn from your mistakes and improve:)Why don't you share what you currently do, so we can offer improvement suggestions?

From my experience in Florida real estate, I'd suggest confirming the repair budget is realistic—costs can often exceed initial estimates.