Those that can buy there are blessed with one great investment that will weather the test of time..

I don't mean to be harsh but there are a lot of holes and assumptions in your analysis.

"low lifes" is a little harsh.

I'm hoping to make a trip to WI before the bad weather when that white stuff comes out of the sky.

The life of the roof can vary dramatically depending on your location, number of trees around the house, weather, pitch, shade/sun exposure, etc so you'll just have to make your best guess at how much life it has left.

The GC I intent to hire was already part of my 'team' and slated to do the addition, framing, and all exterior portions of the project (roof, siding, windows) until weather-tight.He actually suggested I pull the permits.

I sold my current property for a considerable amount less than projected, due to a harsh learning experience and a vicious lesson of location, location, location.

Appliances and bathroom were weatherized for the winter.I had a chance to visit the property for about 20 minutes and there were no smells or obvious signs of damage.

People make the mistake of believing all debt can be wiped out through a bankruptcy and this is not true.I know you didn't mention this I am just throwing it out there for other people.I would get rid of and pay off your high interest rate loans.This will shift away the bad debt and free up more funds for the good debt that is working on producing income instead of taking it away.Not a fan of paying extra to the mortgage.You would just be trapping equity that would not be growing at the pace of inflation thereby diminishing the value of the equity.Instead if you put that money to work buying properties in one of the best buying cycles ever in real estate you can work to create long term wealth.You don't want to over leverage but you also do not want money sitting on the side lines.Where people mess up is to not buy correctly and over leverage themselves in a bad way.I am very conservative.I do not want to hold something that was supposed to be a flip,wholesale whatever because it was a mistake and now I am stuck with it for awhile.I would rather keep throwing out what will seem like to any seller (bank included) a low offer.Then over time build up a QUALITY portfolio and not a QUANTITY one.You can get quality and quantity if you are patient and make good decisions.The problem is many hit a home run and then go overboard and get strike outs.A few bad properties can almost sink the good ones or at best make you break even when you should be cash flowing like a monster.Watch equity firms that raise capital.They know what they want,how much they will pay,and they do not deviate from it.Over time they build a quality portfolio that can weather many storms that happen in the real estate cycle.If you buy incorrectly and the margin for cash (if everything goes right) is small you are asking for a disaster when the market takes a turn.I see mistakes daily as a commercial listing broker and an investor from other people.I always try to learn how they made a mistake and what happened.I only have one property a 20 unit currently.I am looking for more but only under the right conditions.I have looked at property for years.

., come on down, the weathers great!