I do need to cover the remaining $9,000 out of pocket (I am in a similar spot, billed monthly and the leak started soon after the last reading)The company does offer a payment plan, but, since the bill in in the tenant's name he would have to go on the plan and I would need to figure a way to pay him monthly. 

But, I think my financial situation may be good enough to do a 5% conventional loan, please poke holes in my plan if there are any. 

You find them by spending a little bit of capital and time on joining local real estate groups. 

Depending on your goals you may want to consider purchasing another property here and building up on what you have already started.Some things to note...an $800,000 property and a $100,000 property roof replacement will cost approximately the same 10-15k range...in a market where historic appreciation (not just the 5-10 years) is little to none, spending 15% of a properties value to replace a roof which doesn't add any value takes away many years of future cashflow.

How do you plan on using that financial tool?  

@Ben BolingbrokeI would tend to spend my 30k on a new TPO roof or marketing to find deals, however, I think if you can get going on MF investing then 30k is an insignificant rounding error.

I know that there are some cost-effective callers out there but would be willing to spend a bit more if it produced better returns.Thanks!

I bought this property with a partner and we were planning on flipping it and putting it back on the market.

I plan on living in this with roommates for 2 years and going onto the next deal.

I am planning to buy my first investment property.