@Brian Kantor there way to many empty house that needs attention you be better off rehabbing or buy and apartment building or land bank purchase your money will go far in Detroit and the values are goin Though the roof .

The real estate market for second properties is through the roof in one of our markets too.

After looking at the list, we came to an agreement on the things they would fix (carpentry, painting, and yardwork mostly, as well as acting as my contact when dealing with other contractors) and the things I would hire outside contractors to do (such as a new roof, new flooring,  electrical). 

Added a new roof What was the outcome?

I kid you not, lists are being made for follow-up in 24-48 months when a boiler goes out, or a new roof is needed and owners figure out there 6 cap time-bomb just got a bill for maintenance equivalent to 4 years profits, lol. 

The idea here is that you will have money set aside when it's time for a major expense like roof replacement, AC/furnace replacement, etc.taxes - make sure you apply for the homestead exemption in Philly.

. $70-90/sq.ft if there are no mechanicals...what shape is the exterior in...roof?

With building costs through the roof I get replacement costs being higher but, the replacement costs are coming in double what the market value is for the property.

We completed the renovations including landscaping, paint, roofing repairs, repairs buckled flooring, and other small updates.

Try to not have any major expenses like roof replacement, exterior painting, or A/C replacement and driveway repairs/replacement orparking and garages or carports.