I'll go with @Greg Scott line set metal cover idea and @Chris Seveney idea for painting the copper white.Thanks folks!  

We have done it both ways where we fund purchase and they cover rehab but if the individual is less experienced we do not do it that way, we have them put more money into the deal from the start and fund the draws, reason why is we also had a deal where the person said they would do this and never did anything and property sat and loan matured and it was a pain.Just recognize you will still not get 100% financing for the purchase, so you are putting money in up front. 

Do you need to increase rents in the next year to cover your costs?

We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

From what I’ve read in The Economist, short-term construction loans or hard money financing could be a great fit to cover the $90K needed.

Liability insurance covers negligence.

They have to go overkill crazy like this in order to cover their butts.....Once again, this advice is worth exactly what you paid for it.....

Even with potential vacancies or slow periods, the demand for rentals should keep things stable enough to cover expenses.Ultimately, I think Memphis is a great place for your real estate investments.

Picture this, your driving down the road and come to a 4-way stop, what do you do?

See picture above!