The roof will not get an accelerated schedule, however having a cost and square footage broken out will extremely useful in the case of damage. 

Newish roof and all split utilities. 

The cost to gut a house with asbestos in the plaster, linoleum and roofing material can be $60,000 to $100,000.

I’m currently stationed in Jacksonville, NC and have a solid team (Realtor/Property Manager/ Contractor) all under the same roof here in Onslow County, North Carolina.Very easy to find “1%” properties from the 70k to 120k price point.Most of the renters are military and some are capable of 1 year or more leases.Would be happy to put you in touch with my team.

The roof was replaced in 2005, but wasn't permitted.

It would be a lot more if the house needed the drywall/electric/plumbing gutted out, or a new roof, like a lot of fixers do, but I wouldn't go that far unless it was desperately needed or selling for flip.For me, a red flag will always be neighborhood, and after that, the only renovation item I've shied away from so far was foundation/structural on an apartment complex I had under contract. 

A brand new roof down to the decking or they slapped another layer on top?

@Ibn Abney They installed my roof a couple years ago. 

They don't keep it clean, the 4 houses around it have a tarp on the roof, there are 8 other houses on the street in better condition at 110K. 

He already did all the hard stuff: demo, new roof, new electric and plumbing, new custom windows, drywall.