Are there shingles missing from the roof? 

Contrast this--if someone who didn't pass the bar hangs a shingle and starts representing people in court (and believe me, it happens!)

.#3 Contact Local Contractors for Labor PricingCall local Subcontractors and get budget pricing for common repairs on your typical rehab project.For example, call a roofer and ask what their average cost per Square of Architectural Asphalt Shingle Roofing would be on a 1,500 sf house, with a 6/12 pitch.Note: Some contractors will be reluctant to share pricing without seeing the property, but tell them you are just looking for a rough budget number you can use on future projects.#4 Compile Your Prices into a Spreadsheet or Estimating SoftwareOnce you start to get a better understanding of Labor and Material costs you will want to store this data into a spreadsheet or software that you can use to help you streamline the estimating process.The Book on Estimating Rehab Costs comes with a spreadsheet that you can use to help you populate your own database of labor pricing and material pricing.

I assume you're talking about a shingle roof. $10K is a LOT of roof.

A lot of the other duplexes and triplexes in the area have shingles and a lot of them have metal roofs so as far as getting renters neither one will really deter anyone.

Only major thing left is the roof probably could use new shingles in maybe 5 years or so.

I personally know a friend of mine who called his insurance company and they paid for a metal roof, they had no damage but the adjuster said there were few damages on the shingles( he had shingle roof).

New shingles in 2010.

Recently re-roofed (had to, obvious signs of water damage on ceiling) and not high quality, there is literally a nail trapped under a shingle.

Entire roof and attic structures caved in and smoke damage is prevalent though the attic.water damaged sheet rock on all units AC shingles and modified bitumen roof coverings damagedThe Conclusion of the report is:"Because of the fire there is damaged framing that needs to be repaired or replaced.