Hi Lisa,Newbie here, so take this with a grain of salt.

Granted no one ever salts the parking lot either.  

The roof is in bad shape (1980s age) and is currently a spray foam and membrane type roof.  

I’m asking for future references— to see how many grains of salt to take from “experienced investors” who may overlook possible strategies.

Spray foam in the rafters will probably do it.

Then spray foam insulation in holes to prevent rodent entry into the wall.

By no means am I a tax or law professional so take what I say with a grain of salt.

so take this advice with a grain of salt. 

I do this professionally, so take this with a grain of salt, but I would do everything myself as I find involving agents puts one more line of communication into the equation which typically muddies things up more.

Breakdown: SALT LAKE COUNTY (near main I-15 freeway):2-bedroom: $220k (not including any other closing fees), projected monthly rent $1,600+, monthly HOA $100+, common/shared swimming pool.3-bedroom: $250k (not including any other closing fees), projected monthly rent $1,800+, monthly HOA $100+, common/shared swimming pool.