It's about the numbers you need the following info to get a Rental Property Cash Flow Analysis    Property Management Fees Repairs and Maintenance Real Estate Taxes Rental Property Insurance Homeowners/Property Association Fees Replacement Reserve Utilities - Water and Sewer - Gas and Electricity - Garbage - Cable, Phone, Internet Pest Control Accounting and Legal Advertising Actual Purchase Price Down Payment Loan Amount Acquisition Costs and Loan Fees Length of Mortgage (years) Annual Interest Rate

My area it is $6 sf to replace.  2500 sf*$6=$15000/10 year life span/12 months in a year=$125 per month in 1 item. i use 10%.

If it looks like the roof is fine now, bu will need replacing within the next 5 years...replace it now. 

You are replacing equity with debt on your balance sheet, not earning additional income. 

Scary that Zillow now wants to replace PM's.  

I hate to replace the key without charging the prospective tenant so I am looking for ways where the interested party makes a small $10-15 refundable deposit before getting the key. 

Rehabbed the kitchen: tore out all upper cabinets, cleaned up some mold, repainted the walls/scraped the popcorn ceiling, put in faux shiplap (8in plywood strips), hung up open shelves, installed new light fixtures, painted inside and outside of under the counter cabinets (dark Blue), replaced drawers, added new stainless steel cabinet/drawer handles, tore down non-load bearing wall, replaced tiles, re-routed light switch, and painted window panes.

Tore out all upper cabinets, cleaned up some mold, repainted the walls/scraped the popcorn ceiling, put in faux shiplap (8in plywood strips), hung up open shelves, installed new light fixtures, painted inside and outside of under the counter cabinets (dark Blue), replaced drawers, added new stainless steel cabinet/drawer handles.

I see most people mention laminate floors in replace of carpet, fresh interior paint, bathroom vanity's, and updating the kitchen.  

1) They’re real assets, not paper, and they can’t be easily replaced.2) They produce positive cash flow.3) Apartments appreciate when rents rise, the Multiplier.4) Leverage of debt to increase your position.