It has since been replaced with a regular shingled roof because of the noise.

Eventually down the road I'll be replacing cabinets in the kitchen on the main floor, fully update all appliances on each floor and changing the roof from shingle to metal roofing.

Eventually down the road I'll be replacing cabinets in the kitchen on the main floor, fully update all appliances on each floor and changing the roof from shingle to metal roofing.

Roof needs a couple of shingles and will need replacing in a few years - not leaking.

Least of all me, there is absolutely nothing a CG will advise me on from the size of a ring nail on shingles to the vapor liner below grade of the foundation, nothing, if I need an advisor I'll ask an engineer.And, contractors will do well to hook up with good investors.

It’s an older home, so in my underwriting I factored in:10% for CapEx10% for maintenance/repairs5% vacancyTaxes and insuranceA $20k rehab budgetEven with those numbers built in, the duplex still projects about $400/month in cash flow.Current condition / planned updates:Outside: gutters need work, screened-in concrete patio has a large crack, and there are some shingle repairs needed.Upstairs unit: old carpets + laminate that’s separating (needs new flooring), no thermostat for temperature control, painting planned, and I’m hunting for a used bathroom vanity on Facebook Marketplace.Questions for the group:Interior priorities – Beyond flooring, painting, and vanity replacement, what would you focus on to make the upstairs more attractive to renters without overspending?

For example, I once re-roofed a house where hidden layers of shingles and extra decking added unexpected costs.

I have only once become an owner  who redeemed and it was over 30 years ago and I was so happy to have purchased the property  from the owner a very deep discount I would have gladly paid for the title policy  The Tax sale used to be fun  in Marion County when it was in person before it became online and computerized!! 

ALMOST every Vegas SMF is 4-50 years old, in a sketchy east side neighborhood, often with flat roofs, sometimes shingled, and sometimes without stucco siding. 

Labor around here (east TN) goes about $90/square and shingles+materials for architectural is going to start around $150/square, not including decking repair or things like new dripedge.