If costs were lower and there was land to build, then that might be a different story (because of supply vs. demand).Look at jobs/unemployment numbers:  Major companies are coming in and expanding (such as Google, Netflix, etc.). 

I'd say the biggest issue I see is the supply of cheap homes and cheap rentals really keeps prices down in certain areas, both selling prices and rental rates. 

They did not do my turns, did a very poor (sloppy job on repairs) and embezzled money from my rents to buy supplies that were never used for my properties. 

You need to supply a detailed breakdown of how the security deposit was used to fixed up the place after tenant moved out.

I also have a 14 month zero interest Credit card to buy most of the supplies/appliances with 2% cash back.

If you have old galvanized supply water main you're living on borrowed time.

Im going to reiterate what has been said but its a simple supply and demand.

However builders are going crazy increasing supply.

Similar to @Craig Jones idea, you could ask Roofing Supply companies whom they recommend. 

A fair amount of that was the tenant effort, but the representative also said it was due to limited supply.