We can adjust our time as we have people in different time zones already.https://www.facebook.com/groups/2404062819817543/?

Fixed rate resi debt at 4.5% doesn't qualify for me.  6%+, commercial, adjustable, has a balloon? 

I say this because you might have to adjust your rent to accommodate.  

So I adjusted my practice to buy ¨almost rent ready¨ with some significant issue (preferably roof, concrete, foundation) for cash at the discount, fix an issue, rent for a few years then rehab and sell ... 

I thought it only adjusted when a property is bought or sold.

For 1-4 units you could get a 30 year term (fixed or adjustable) up to 80% of value of property.

Upon advice from my property manager, he said I should have my roofs looked at by an insurance adjuster to see if there was any damage, and if so, try to get a new roof.

It’s unfortunate because you’ll have to pay closing costs again but it will probably be worth it in the long run with the lower and fixed interest rate as opposed to the adjustable rate commercial loan you probably got

I think with all those adjustments the realistic COC return would be in the small single digits. 

See if you can find appraiser adjustment rates online.