If people miss 2-3 payments and then get loan modifications but are back to work at the same level of income - I don't think there will be a spike. 

Single-family home sales fell 20.2 percent year-over-year, with 6,671 units sold, marking the second straight month of declines fueled by the COVID-19 pandemic;The Days on Market (DOM) figure for single-family homes grew from 54 to 58 days;Total property sales dropped 20.7 percent, with 7,917 units sold;Total dollar volume dove 25.9 percent to $2.23 billion;The single-family home average price fell 7.4 percent to $298,199, the first decline since January 2018;The single-family home median price was statistically flat at $249,000;Single-family homes months of inventory was at a 3.5-months supply, down from 4.1 months last May and below the national inventory level of 4.1 months;Townhome/condominium sales dropped 36.0 percent, with the average price down 2.3 percent to $206,146 and the median price up 2.9 percent to $175,000;Single-family home rentals jumped 11.9 percent with the average rent down 2.8 percent to $1,822;Volume of townhome/condominium leases fell 4.6 percent with the average rent down 4.6 percent to $1,586.Source: HAR

But I also consider if someone I already trust refers them that may expedite that timeline.In the end everything has risk--> leaving money in a savings account, investing in the stock market, investing in real estate, investing in commodities, so just being able to define the level of risk you are comfortable with for the projected return is name of the game.

They said they will pull the license at the state level if there is a violation.

@Jonathan R McLaughlinYou can select different levels.  

., I plan to do just that to double check - I was just reading a book about contracting and the author mentioned how there are definitely varying levels of quality and honesty among contractors (like any profession I suppose).Have it cleaned out with a 4” bit then camera.

Keep your FICO high, control your expenses, keep them level to low.

The fact that it's a flat roof adds an additional level of complication.

I'm in the process of doing this myself with a SFH (townhome) I plan on making the half bath in the basement a full bath and rent out the basement and atleast one room on the upper level to cashflow.

What level of customization would you like?