Yeah, I've messed with Flex Seal too—wasn't terrible, but I'm still skeptical about its long-term durability. You're spot on with the prep work though...

Had aluminum flashing at one of our properties too, and honestly, squirrels never touched it. But raccoons? Different story altogether... those little...

Fair enough, some granule loss is normal, especially early on. Still, I've seen roofs that looked fine from the ground but were actually pretty worn o...