I have my own maintenance/handyman in Atlanta, what can I say WhatsApp works very well

@Ashish Acharya has a pretty powerful spreadsheet he may be willing to share.

You have the ultimate power over your partners and franchisor.

If I had the power to disband every Hoa that my houses are in I’d get rid of 90%.

I can start to feel the power of the bp community and want to reach out to all of you for your CONSTRUCTIVE feedback or ideas.

Too much copper is toxic to plants because it prevents photosynthesis.https://homeguides.sfgate.com/copper-control-algae-97682.htmlThat said you should get the roof inspected.You may get lucky, the roof may be in great shape other than the algae on it ( note there are shingle solvents designed to wash off roofs: don’t bleach ( bleach is ineffective against mold) or power wash.)Once cleaned, install the copper as a preventative measure.Other wise I agree with many of the comments, you might have to bite the bullet on the roof, a roof is a big deal to perspective buyers.

So if a class D property is 9% cap after PM fees, lost rents, etc, it's still way better cash flow than my 4% cap single family class A? 

The first question, @Eron A., is WHERE ARE YOU?

This is the power behind relational lending and working with local private lenders, not national HML companies.

Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.