Im going to reiterate what has been said but its a simple supply and demand.

However builders are going crazy increasing supply.

Similar to @Craig Jones idea, you could ask Roofing Supply companies whom they recommend. 

A fair amount of that was the tenant effort, but the representative also said it was due to limited supply. 

Text, email, call, smoke signal, etc.Response:  How quickly do they respond to your needs? 

Looking for something that would restrict subleasing, possibly put a cap value on landlord-supplied utilities, and be a general short term lease for the property.  

So put it on line 18 as "depreciation" if you don't want to be in underwriting purgatory, playing underwriter ping pong, and subject to the whims of a randomly assigned underwriter who is having a bad day because she just found out her teenager is smoking cigarettes. 

@Charlie Chres Licensed professional contractors generally dont let the customer supply materials .

I agree with everyone else here who highlighted the importance of staying on top of maintenance in old buildings, we achieve regular inspections through filter changes and CO2/smoke detector battery changes.

As someone posted - the actual priced based on a 6% cap rate will be much less that what is currently on the market - these sellers are seeing SFR prices going through the roof and somehow thinking that it applies to Multifamiles - but a MFR is only going to be worth what you can get out of it  and investors are too savvy to pay what they are asking which is why so many of them are just sitting on the market right now and agents are blowing smoke up about their cap rates