We would touch up and possible paint a couple of the walls/ceilings.

I've been working with an agent for a couple months now in hopes of finding my second deal.

I have a couple of short term first trust deeds ready to mature and need to re-deploy this capital.

A HELOC may be an option but I'm full time real estate (no W2) and have a couple properties and my DTI is relatively high. 

Note that if you are married filing joint, only the spouse who is qualifying for REPS is able to count their hours.Step 4: Apply the quantitative testsPer Section 469(c)(7)(B), in order to qualify for REPS, you must meet both of the tests below:750-Hour Test: If you materially participate in a real property trade or business, you must spend 750+ hours during the tax year.More Than Half Test: You must spend more than half of your personal service hours in the real property trade or business in which you materially participate.Step 5: Material participation in rental activities Just because you qualify for real estate professional status does not mean that your rental activities are automatically considered non-passive.

I'm married, have three kids, and I live in an upper-middle class type suburb with the lawn and the white picket fence and it costs so much these days to keep a family there, it makes me worry about the future for my kids. 

One already had electric heat in the upstairs unit and the other duplex needed a new boiler when we purchased it anyway, so we installed a new propane boiler for heat/hot water in the large unit and a couple Rinnais in the 1-bed unit.

If for some reason it were to happen, there's a couple workarounds that can be done.

Under $150, easy to install and use, tenant can set their own code but landlord can retain the master and always have access, tenant can't lock themselves out, standard key for emergency backup, batteries last a couple years, etc.

Quote from @Taylor Robertson: I've been working with an agent for a couple months now in hopes of finding my second deal.