I'm not trying to guess which area you fit into, I don't particularly care.

Some urgent matters came up that I had to take care of but I'm back in the saddle again. :-) Thank you all for the advice.

If not I would be careful about including it in your numbers.

If the wind blows heavily, I used to live in Houston and now in Colorado-both high wind areas, it can easily peel at least several courses off.Low wage workers, and let's face it roofers are relatively low wage, are NOT CAREFUL in their work habits.

However I would suggest to be very careful and seriously take your time to TRULY understand the market.

They don’t seem to care what they get in terms or returns - just that they get something.

I would have a property manager taking care of the rest of it.

Be careful with your monthly expenses. $5,000,000 is a lot of expenses for one month.

Be careful about those Items being "free" is usually raising a red flag. 

You quickly learn which ones want to talk for ever and which ones just have something quick to say.If it is important or a real problem I can call them back.If it is a repair issue I then text my handyman or HVAC guy to go fix the issue and it only takes me a couple minutes to deal with a issue.I then follow up with the repair person to make sure things are taken care of.