What shape is the house in and how much do you estimate it will cost to repair?

Should I tap into my IRA and take the 10k I have penalty free to use it to repair the roof .OR2.

The duplex that you say needs $12k in repairs to get it rent ready - do you already own the duplex, or is this something you are thinking about buying?

But there are things such as minor repairs (update a pipe on a radiator etc).As for why more than 6 units a year = simply to have passive income so we can take care of our kids, my parents and leave grandkids with something.

The house needs a lot of repairs but it has great potential.

I always allocate money going towards repairs.

Does anyone know of a good contractor who can come take a look at a property with me and give me a line by line estimate of the repair costs in the Seattle area?

Most will consider it a high priority and they should address it promptly. 

Emergency room personnel they can tell you that on a daily basis they deal with multiple dog bites and repair terrible   situations to kids faces and fingers..that are NEVER reported  this is DAILY mind you.. and the dog is a 25 pound or less dog that has you said you could "drop kick".

For the 18 months that I hired them for their services, they have charged me over $11,000 for maintenance, repairs, & upkeep of this home.