I'd like to expand this concept to the processing of seeing through any value-add scenarios and opportunities in a deal.  

Metal roofs are highly recommended and should last for a long time I'd want everything to be gone form the old roofing and everything inspected properly before the job gets started.

@Adam WardI don't know if you have a First Merchants Bank in your area but I'd go there first because I know they're doing it for me at 75LTV.

I'd be happy to help you out and maybe we can JV something.

Unless you have an Asian theme going I'd get rid of it now while the timing is right.And a floor scraper is better than a little jackhammer, it'll save you time.

I'm also trying to keep my eyes peeled for properties that require some rehab (kitchen/bath/flooring/etc).. not major projects.Details: -I have set aside $350k of expendable cash, and I'd like to leverage this. 

I also can't afford to own in the side of town that I'd like to be in (Cary/Apex) but can afford to rent (my children were recently accepted to schools in this area). 

I'd pay a GC to walk the exterior with you and give you his opinion.

It certainly made me rethink my strategy, after seeing my profits disappear.If you're an accredited investor, I'd say it's time to change course.

I'd greatly appreciate any insights on which areas (zip codes) I should focus my search on.