I have a full-time job that I would like to continue working while getting started with real estate investing.My short-term goal is to replace my currently monthly income of about 3k/month (after taxes) within 5 years.

Does anyone know of a subcontractor to replace the windows in a rehab?  

And I'm still really shocked that asking for the date of the last roof replacement would warrant the request for an official contract.  

Started ripping out carpets to have a replacement installed but discovered a particle board subfloor that needs to be replaced throughout the unit.  

We're replacing some flooring in our 3 family in a class "C" area.

I am an out of state investor looking for replacement properties for a 1031 exchange.Plan to sell this March....but am holding back bcz of lack of viable replacement property to complete the exchange.Any other areas in other states that would give good price to rent ratio?

I see your point in expenses looking skewed but that will be the case for many large expenses when ever they occur such as a roof replacement.

The inspection report was pretty positive, roof is in average condition and will need to be replaced in 3-5 years.

At first glance I thought it would have to come down and turned into a parking pad, but after a second look it looks like it might just need the corner brick replaced - along with the roof and door of course.Never had to deal with something like this, so those that have - what would you consider doing?

A good turnkey property (like the ones provided by the Turnkey companies mentioned above)  should have thorough rehabs with all mechanicals and roofs replaced but you should still hold the reserve.