We were able to get the permit no problem, and work continued.Now the roof has been done, interior demoed, we're ready to move onto all the rough work.

You only have one tenant and when there is a move out - you have major make ready cost and vacancy cost. 

I think, if a property manager knows they will have to produce results...ie. obtain the rent the acquisition staff suggested was attainable...get the home rent-ready...for the same general estimated cost the acquisition staff determined...then there is built in accountability. 

It was essentially rent ready other than a few minor cosmetic upgrades.

Most of what I've read is geared toward those looking to scale their business (BRRRR, leveraging).

Then after you are ready move to your strategy, which may change as you gain traction.

The returned merchandise can be returned and sold quicker at brick and mortar where statistics show the longer it takes to get a returned item on the shelf or ready for sale the more of a discount is needed to sell the item.

If truly all it needs is a new roof to be complete and ready to sell then a few ideas off the top of my head could be:1)  Borrow the money from friends or family to replace the roof2)  Put the cost of the roof on a no/low interest credit card and pay it off as soon as the house sells3)  Go through a home improvement store (like Home Depot) that offers financing for larger projects like roof replacement4)  Don't replace the roof and just lower your sales price or offer the buyers a credit to fix it themselves after closing

I have it printed and ready to review tomorrow.  

I'm ready to get this tenant in here and stop paying these mortgage payments!!!