Outrageous considering we can re-roof and reside cabins by contractor without hitting a 10k deductible.

Then you can have the specialist sub pull permits for their work under their license, plumbing, electrical, roofing, etc.. 

Exterior: Dayton Roof and Remodeling - Chuck Pest: Free Bee Pest Control - EricPlease let them know I recommended them!

Roof has been replaced in the past 5 years.

Advantages of New ConstructionMinimal Maintenance: New construction means you won’t need to deal with a lot of the usual maintenance headaches—no leaky roofs, outdated wiring, or old plumbing to worry about.

Dont know your total situation , this idea may suck big time , BUT , if this prevents a major hit on your credit or a bankrupcy , you still have a roof over your head and it gives you time to regroup . 

This is what I got from the seller.Remodeling: No remodeling has been done recently but is still in good condition and almost like new: a new 50-year metal roof; new central air and heat; new cabinets, sinks, etc., in the kitchen and baths; new flooring; a new driveway.  

I also need a roofing contractor, so I am open to any recommendations you have.

Insurers are now looking at roof conditions, over hanging trees, type of water pipes, and electrical. 

New sewers, roofs, tuckpointing and updated units with new leases and higher rent.