.$1,750 monthly  rent (Local PPM feels $1800 is a done deal based on comps)$21,000 gross rent-$2,100 PPM fee-$2,300 taxes-$1,700 HOA fee  (landscaping, roof, siding they take care of)-$900  yearly repairs (call the plumber, the heating guy, etc)-$1,100 yearly accrual (eventual paint, carpet, new appliances)-$400 CPA (I use $400 against each rental)-$1,600 insurance-$200 stuff I'm not expecting-$1,750   (1 month vacancy, every 2 years, plus marketing costs)$8,950 net profit / $257,000 =  3.48% ROI with no appreciation.Yes, one can buy a share of Coke to make 3%, or a share of Chevron to make 5% but like all investments, things go up and down.  

How long do roofs last in your area, and how much should you have set aside every month to buy a new one. 

How many years does the roof have?

Price 450,000Cap rate on listing is 13.35%Taxes 15,700Annual Gross rent 81,9008 unit property        4 commercial units (2 restaurants, 1 liquor store, 1 mechanic which uses the garage)        4 residential units (2 units are 1bed/1 bath, other 2 units are 3bed/1bath)The property is right off a main road with the train tracks to the side of it C class neighborhood The property will need renovations, roof was done this yearAll units are rented and have been long time tenants This would have to be a cash deal and was thinking about getting a hard money loan to secure the property and refinance out of it. 

Exterior work, new roof Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Its nearing the time to replace the roof on two of them.

Don't be afraid to ask.Since you've been in your place 16 years, how's the roof, porches, HVAC and other major parts of the house?

Insurance quotes I have received from the big companies are outrageous and they require a roof that is not more than 10 years old or they don't want to insure (although inspection and certification is required). 

Do I subcontract out all the individual skills or try to find a handyman that can accomplish a wider array of items (like outlets, lighting fixtures, exhaust fans, LVP flooring, etc.) and then hire subs for specialty items (roof, siding repair, painters, etc.)?

A property I own in Port Orange has gone through the roof in appreciation and people were fighting hand over fist to rent it this past Spring.