Find ways to consistently and systematically add more people to your database each week - i.e. cold calling, networking, online marketing4.

Most investors that build wealth over time are value investors that 1) don't lose money 2) get slightly above average returns over time... consistently. 

We will continue to observe the performance of this property and eventually will build a second house next to it.

There are absolutely areas where you can beat a 10% cap rate - I see it all the time - you just need to know where to look and what types of properties perform best.Some areas I would check out include Bailey, Arvada, Westminster, unincorporated Adams County, and many more I could point you to beyond that.

They were professional, transparent, and consistently met expectations.

I've asked lender multiple times if there is any way to avoid it and they answer is a consistent NO.

If you sue, and have to "prove" that the neighbor was negligent, then that would likely need to consist of multiple “written” communications from you, the city, or an arborist to your neighbor stating that you/they feel the tree in question is diseased, appears to be dead/dying, is overgrown and posing a potential threat to your property, etc.

I can probably point to a 2-4 unit that performed better than a single family, and I can point to a my own single families that performed better than my duplex.  

The help I have provided with a few home remodels has consisted of kitchen and bathroom layouts, flow and functionality, fixtures and finishes of the home, all while trying to stay within budget.  

I ONLY carry performing debt, debt that pays me to hold it.