I have the feeling that that's where I really could improve my process.

If nothing else I take responsibility for that and will work to improve our communication systems between our franchisees, client success and sales team that's valid. 

The median rent is projected to continue its slight upward trend, reflecting the broader housing market dynamics​​.Key InsightsPrice Growth: Anticipated 9.3% increase in home prices over the next year.Inventory Increase: Slow rise in inventory levels, still favoring sellers.Buyer Demand: Strong out-of-state interest and local job growth driving demand.Mortgage Rates: Expected stabilization, potentially easing affordability issues.Rental Market: Stable with slight monthly rent increases.Overall, the Birmingham real estate market is poised for continued growth, with rising property values, strong demand, and improving inventory levels.

I have improved cash-flow by buying some multi-family houses rather than single family.

College started covid impacted (first 2 years) but also his motivation was not good. 3rd year motivation improved (still not to the child that excelled at virtually everything until 12th grade) but then the TA strike impacted his classes.  

1) Total returns improve with leverage.  

As for his customer service I think there is room for improvement.  

All of this can be summarized as, "this strategy will improve your cash flow and give "some" appreciation but not the same appreciation as officially converting the home to a duplex". 3.

I suggest you consider the out of pocket capital you may need to improve the second floor unit that is already existing and rentable.  

Posts on here and ask others to improve on it.