@Steve Vaughan The Roof is b/t 10-12 years old and has a 25 year dimensional shingle.

This response is long overdue but Its been a whirlwind since I've arrived, throw shingles on top of that and it makes for a crazy 2 months.

I thought we just hang out shingle out and we all get rich and spend out days drinking umbrella drinks while the rest of the fools sit in their cube working for the Man...

There are so many decisions that have to be made e.g. cabinets, paint colors, lighting, fixtures, tile, shingles, etc.

., if you are using asphalt shingles, they typically come with lots of variation in the actual shingle.

Even for something as small as putting a strap on the hot water heater and fixing a few cracked siding shingles.  

Wanted me to change the metal roof to shingles, even though the roof was in excellent shape.

Things have changed since now the title plants aren't local and everything is computerized.  

Expenses = 881/moNOI = 637/moMortagage @ 4.25 = 443/moMonthly Cash Flow = $194/moAnnual Cash Flow = $2329/yrCash on Cash 6.66%Im waiting on an estimate from 2 contractors(referred by other investors) for the roof but based on their experience it will probably run around 6,000. if its a standard shingle replace.My first feeling on it that its lacking but Ive been running #'s for the last year in this area and the comparable have been around 130-137,000.

It will need a new shingle roof, new flooring (either carpet or pergo type).