the roof?

@Michael KistnerMake sure that your rental income covers your basis and you can support your living situation with the job.

It is worth north of 600k now, also our tenants cover our PITI.

The properties I am looking at will cash flow a teeny bit, enough to cover mortgage, interest, insurance, and 20-30% for repairs and vacancy.

This is specific to single family homes, so you could definitely lower these amounts, especially CapEx, for a condo where most of the major expenses will be covered by your HOA.  

I try to pick up several properties in one particular location or properties that are within driving distances of each other then If I can I will buy one property for no other purpose than to cover the expense of using a PM in the area. 

You shouldn’t need an architect unless you’re raising the roof or redesigning most everything.Start looking for a well-recommended GC who can walk through and see what you’re thinking.

And his rent covered my mortgage with just a little left over each month.

The rent from the 3 rooms more than covers my mortgage and utilities. 

The roof is at the end of its life so in the next year or two we will have to spend another $8,000+ on a new one.