See what they do right, and find areas you can improve upon then make the jump.

Most fields to become world class at something take 5 to 10 years of consistent work and improvement on a daily basis.Today about 21 years in with commercial real estate I have tons of business and also properties I can purchase.

If so, do you offer just the apps on your TV or do you sign into you accounts and allow guests access to you accounts? 

Taking my money and not allowing me access to use your site. 

So adding one more unit to a duplex may deplete equity gain even if it improves cash flow over here. 

I haven't spent a ton of money overall on improvements.

You would think with a fixed rate loan the COC would improve over time but the other expenses are so large that the COC stays about the same year 2 to year 5.

It's not profit until you access it in some form of cash.I've seen investors loss properties with equity (a few with a lot of equity) because they can't sell at a price high enough to gain that equity, or because they can't refinance it due to the negative CF,...which would increase with a new mortgage.

You can reevaluate selling in a few years when interest rates improve and more buyers get into the market

Replacing countertops, though, is a capital improvement and usually has to be capitalized and depreciated over time.