A metal roof has 40-70 year useful life compared to 30 years for asphalt shingles. 

So I went to another insurance broker....couldn't even get a quote from him because he said the other roof on the duplex (a pitched shingle roof) was 18 years old and they only write policies for houses with a shingle roof less than 15 years old!

I was looking at possibly flipping a house that has the hard asbestos shingles for siding.

Before climbing up that ladder onto your roof to fix that damaged shingle, ask yourself if saving $250 is really worth a trip to the hospital.

There are some missing shingles that I was going to have a roofer replace once I closed.

Just asphalt shingles, add if you need some wood work.

Some older houses still have their original slate or metal roofs which if cared for can last 100 years+ Sun seems to cause as much damage to shingle roofs as anything.We've also had some older furnaces/boilers in the 50-70 year old range that were in good working condition, but we replaced them for new more efficient models.We've had hot water heaters fail at anywhere from 6 years to 35 years,

The buyer who was a retire roof man saw that the roof needed new shingles.

: Roof (Shingles and wood replacement as there seems to be a leak)= 5000 Paint (entire home) =4000Hardwood (first floor)=2500Carpet (stairs/second floor)=2500Windows=40002 sliding doors/8 standard doors=3000 Kitchen remodeling/appliances=3000 Powder room remodeling= 1000Main Bath room remodeling = 2000Junk removal and cleaning (owner may not remove his stuff given short sale) = 2000Potential mold remediation (roof leaked and perhaps mold exist) = 2000Ceiling repair in the family room (there was leak in the ceiling from first floor bathroom) = 1000Miscellaneous = 2000Monthly Rent = 1500-1600Monthly Expense = 1400 (PITI, HOA, property management, vacancy = 5%, repair = 5%, capex = 12.5%)Monthly cash flow= 100-200  I am wary of the following facts, so any comment on any of the following will be appreciated:The estimate on rehab cost may be completely off Why no investors put an offer on this for 3-4 months where finding 1% rule properties are really toughWhat would be a good offer price where I feel embarrassed on my offer as well as don't offend the agents/seller/lenderI am leaning for an offer of 120000 (or may be lower ?)

Call them and ask for some advice....theyll have a better idea than just a shingle contractor.Crca is also a good source.