We invested $20,350 in renovations to modernize and enhance the property's appeal.

We invested $27,200 in renovations, modernizing the home and enhancing its appeal.

It's more of a luxury property but supposedly they can perform really well as full time rentals.

Is this consistent with what I should expect to pay for the returns I had performed?

Was thinking of moving the Duplex to an LLC through a quit Claim, but  not sure that will enhance my buying ability. 

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

Partner Driven added value to the Pala Mesa Drive property by strategically investing $500 in minor renovations that enhanced its appeal.

It might be best to run numbers on existing and see if by goin with a new build can perform better.

Your point about long-term mindset really resonates with me; it’s crucial to consider how a property will perform over the years rather than just the initial cost.

Under the IRS rules, a person  qualifies as a real estate professional if: (1) more than one-half of the personal services the taxpayer performs in trades or businesses during the tax year are in real property trades or businesses in which the taxpayer materially participates, AND.....(2) hours spent providing personal services in real property trades or businesses in which the taxpayer materially participates total more than 750 during the tax year.Like @Greg Scott and @Russell Brazil mentioned above, I don't believe that you would qualify as a REPS, but if you are going to try it, make sure you document it very well (i.e. with some kind of proof, like time cards, mileage forms, and/or receipts, etc.) so that just in case you do get audited, you at least have something to provide to the IRS agent.