We have just completely renovated a SFR (from the gound up, everything new, foundation, roof, HVAC, etc.). 

One property we bought had four major roof leaks and blue tarps and cinder blocks on the roof. 

Has a brand new roof and all the mechanicals are updated.

Just try to find some really reliable people that can give you good quotes on your landscaping/fence/Kitchen cabinetry and roof.

it sold for 2.2M.the property was a huge project also... leaking roof, mold, plumbing, lots of termites, 1970s everything. 

Which means even if you had an inspector there on that day, it would be a few days before you could get coverage (assuming there were no issues needing remedying first, like an old water heater, roof, etc.).  

We prettied her up, gave her a new sewer, new roof, new garage roof, cleared out a ton of junk, and put this into production in 2020.

They are using the entire rental, why not make them responsible for fixing/replacing your roof or HVAC as well?!?

I would probably set the expectation by saying something like "We are addressing the underlying roof issue first.

Learn the ropes, get yourself a roof over your head and take advantage of best rates and low downpayment.