At our last turnover, we had neighborhood kids breaking in several times while vacant, damaging the house until we installed a security system and camera high enough that they’d need a ladder to get to it.

Part of being a landlord gives you the power to help people who need a break so it's in your hands to look at the record and say, that was a long time ago, now he has a good business.

@Drew Smith - Its been a break even situation for me. 

Not advocating you break the law just letting you know what's going on in the marketplace. 

None of my business to say what the value of the property is, but it's extremely difficult when they make or break a deal.

.- Lower down because I can do FHA loan- Probably don't need a property manager because I live here- With the potential rent income vs monthly mortgage price, I am probably breaking even if lucky- Pro tenantJacksonville:- Total cost of home is lower, even though I will have a higher down payment because I am buying it as an investment property- With the potential rent income vs monthly mortgage price, I might make a couple hundred a month... which can eventually be used as a down for another property?

It sounds like you have the basic 20/25yr 3tab shingles, which yes are prone to "flip up" or break off, esp as they get older.Find another local Roofer, that for sure taunts that they do Repairs, will warranty their work, and get the repairs done. 

The way you are breaking it down is very spreadsheet-friendly in terms of what would work in a best-case scenario, but landlording for five room hackers is not easy and the rent is not easy to collect in all cases.

Have not cash flowed the property for 2 years with her living there as she breaks everything (another reason she’s being served notice). 

Break Down Monthly Income and ExpensesIncome: Track rent payments, late fees, and any other income (e.g., laundry facilities, pet fees).Fixed Expenses: Include mortgage payments, property taxes, insurance, and property management fees.Variable Expenses: Include repairs, maintenance, utilities, and any unexpected costs.Capital Expenditures: Set aside a portion for future big-ticket items (e.g., roof replacement, appliance upgrades) as a reserve.3.