Roofs, vehicles, furnace, etc are each depreciated on their own schedule as defined by the IRS.

For the time being I will be able to easily cover that cost.I have no intention of getting into a new property anytime soon and any other investment vehicle, stock market, will probably not yield over 4% since it seems we are hitting a tipping point.

I think they know that there are so many variables with construction that the contingency will cover any of those variables and they will hit the profit target.

I always check the foundation, roof, hvac, sewer (septic), windows.

I'm working on my first duplex and the biggest thing I am facing is dealing with expenses ( snow, lawn, trash, water/sewer, and there's only one furnace so currently I'm covering heat)Only a mile from the water though!

My own roof has lathe installed because it is my preference.

I'm not aware of any grants to help with down payment / closing costs, except my suggestion to try and get a seller concession to cover closing costs. 

Roof 15 years old. 

Tenants do not have the financial wearwithall to handle roofs, ACs, furnases etc etc.   

Because it covers all those little nooks and crannies that you and the seller couldn't possibly have thought of.