I don’t know that I would reduce your capex to 5% - even though they did a lot of capital improvements, the problem with a lower priced investment is the cost of a new roof/furnace/appliances/whatever represents a bigger percentage of your income.

Newer roof installed in 2012. 

Hail is much more likely than a tornado, so I'd also recommend full replacement coverage on the roof.

Previous owners purchased the property at a tax auction, gutted the inside, replaced the roof, installed to sliders and bought vinyl siding.  

I don't think this goes against forum rules hopefully-can any Dallas investors tell me what you are paying per square for roofing?  

Inspection went well, only big thing is the house needed a new roof so we asked for 6k off to compensate for the roof and they excepted.

Foundations and roofs are an issue in Jamestown since a lot of the houses are around 100 years old.  

The house has new vinyl siding, fresh paint and a metal roof that was serviced about 7 years ago.

Hey Aaron,  I'm a HAAG engineering certified roofing inspector, and longtime contractor here in Columbus.

I had professionals replace the roof, heating, hot water, paint, and upgrade my electric, but everything else I'm pretty capable of doing.