If you don't know the cost to replace a roof you better start learning. 

If not, you may consider replacing some of the damaged items.   

The roof is not actively leaking, it’s just known to be in need of replacement in the near term.Additionally, my offer was accepted above asking price due to a few bidders.

I don't believe Ohio has any law regarding prepaid rent.However, if a tenant terminates a lease early, you are obligated to try and find a replacement tenant as quickly as possible and then release the first tenant from any remaining obligation.

If you owe i.e. 90K on the home, the refinance would not work because refinancing is just replacing the old loan with a new one. 

Hi Joey,You could staple chicken wire over the broken fence part until you decide to replace the rotten wood.Chicken wire is cheap and a good barrier to dogs--in addition to the shock collar.It's also quick and easy.If a dog is breaking the fence--it might mean it's time to replace it, and possibly the uprights.You can have metal chain link fence posts installed for wooden fences if you want, if you can find workers in your area that know how to do it.Then the posts will no longer rot.Good Luck!

I'm an engineer and land surveyor so I've been able to do all the work myself and I'm fortunate to have the knowledge and experience to very quickly evaluate potential deals in my local market. 

And sometime before their purchase they have to replace that note with cash from anywhere else. 

Its an older home and the roof will probably need replacing within the next 3-5 yrs along with the ac unit.

Find a bank, the one you're working with or another like it, that will transition one or more of your properties onto a first lien HELOC.The HELOC will replace the mortgage; the "refinance" into the HELOC will cost a lot less, giving you more capital to invest; and you'll have instant access to cash if you want to buy more property.