@Mike B.If your lender won’t close on the property without the new roof, maybe you could have the seller do a short term seller financing situation for you.

Very short commute.Rental Value: 1800-1950PITI: 1580Purchase price: 285k, I owe 245k. 3.5% 30yr loan.

My original plan was to remodel my home and use it as a rental but seeing how much equity i have gained in such a short period of time I have changed my mind. 

With that being said, I think it ultimately has to do with what your intentions are with your short and longterm goals for the property.

My team and I recently started focusing on Spokane too, and we've learned a lot in a short period of time.

In the immediate future I definitely want to house back a multi family home, in Hudson County (which is a very tough market for any numbers to make sense) but as an agenT with access to MLS , and networking with varIous contractors due to the nature of my job, I think I’m in a good position to find something that has some value - add potential , as to not pay a premium , because I have the knowledge and means to improve it either myself or through people I knoW , so that would be my immediate short term goal.

This is a short sale.

I am in contract on a short sale.

Familial status is a protected class and requiring the short term tenant to be married could definitely be considered discrimination.  

Short answer:  Sell.