I'm not sure you're calculating everything correctly.Assume about 50% of the income set aside for expenses (taxes, insurance, utilities, maintenance, capital expenditures like the roof, vacancy, etc.)The remaining 50% is applied to your mortgage (principal and interest).Anything left over is your cash flow.Use the BiggerPockets calculator to run the numbers and see if it works.Have you considered a house hack?

If you go in saying ‘I know the kitchen is old, the bathroom probably leaks, etc’ and you’re only looking for major issues, it might make them more interested in your offer.

Add to that after inspection we had to replace the roof for $3200. 

@Jason Leak can you get financing for the property from a bank?

Roofs are all less than 5 years old.

Cash out refi my paid off primary residence for 150k & purchase a foreclosure w/pool for 129k(BRRRR) that needs a new roof & probably 5k in other repairs.

The kind that looks like fake bricks and is similar to roof shingles has a flat surface and pretty easy to cover over.

Can anyone recommend a good Roofing contractor for North NJ?

Thank you @Brandon Roof!

Property specs: 920 sqft, 3 beds, 1 bath, year 1960Needs: new floors (currently Spanish Tile 12x12), full bath remodel (last updated 12 years ago, all white subway 4x6 tile), needs new roof, needs landscapingThe kitchen is about 7 years old (cherry wood cabs, black/white marble countertops), A/C 2 years old