When I bought the property the title forgot to mention that the house had an expired permit for a roof 20 years ago.

The things we'd have to hire out are roofing, insulation and electrical.What we'd like to complete ourselves are siding, flooring and kitchen remodel.

For example, my homes were built in the 1960s and 1970s and were recently remodeled and that is structurally good such as foundation, roof, electrical, plumbing, HVAC, etc.

Also too STRs generally require a different insurance policy which isn't most master HOA policies don't include.No this is just a long term rental but if in the future that were to ever become an option it would most definitely push my COC through the roof!

That amount gets you a new roof and water heater in my market. 

We only charge a fee for project management, where a true procurement job is required, such as putting in a roof, or sidewalk, etc. 

You can estimate roof replacement, heating and air conditioning replacement etc. over time and then average it out.

Again this is also going to be your primary home so maybe you are willing to concede a bit of your potential returns in exchange for the "I just love it though" factor but from a strictly investment perspective I would look for something more along the lines of a boring brick flat roofed building.And lastly:  welcome to BP!!  

Added two pools and new decks, siding, windows, roof, solar heating for the pool.

We like multifamily and large apartment complexes because of the cashflow and economies of scale by having more units under less roofs.