Gottcha.
if the rent on the 55k was 1.4, then we'd be more interested. Plus, the new roof and the good condition of the unit means a bit of robustizing up front should reduce maintenance costs? The location is right next to a bunch of big offices with highly paid professionals, many who fly in from overseas on shorter term assignments, so I also expect better than average tenants.
New roofs wear out too, eventually. Theoretically all of that should be taken into account with the purchase price. In practice it often isn't. It shouldn't affect the expenses and 50% type rules! as you still need to put away for roof replacement every month. You put away say 1/30th of the cost every year, then replace it every 30 years. If it was replaced you still need to put that money away. It's just if it hadn't been replaced for 20 years you should have 2/3 of the cost saved up already, and still need to put that 1/30th away each year.
So whether it was replaced a year ago or 29 years ago, your expenses on it will be the same, and theoretically if it's closer to replacement then here should be more in the reserve fund for it. (This is where checking an HOA's finances is important.)
Not sure if that all made sense, typing on an iPad, but I can explain more if needed, but essentially the bottom line is that the stuff you are mentioning won't affect or lower your expenses, you still will incur them, does that make sense?
For the final part, if those are who you expect your tenants to be, wouldn't you project lots of turnover?