Brandon, even though i have my eye on the horizon, i take one day at a time.

Note that a proper selection for a discount rate has a lot to do with risk and the investment horizon.

Hard money loans are worth looking at for sure, but it would be hard to know the proper asset allocation without knowing your time horizon and tolerance for risk.  

A large population increase over the horizon and the TESLA gigafactory down the street starting operations soon.

But it good be a good opportunity as well but I'd think you'd need deep pockets and a longer time horizon.

That's the reason most commercial deals have a 5-7 year horizon, because the IRR usually starts declining after about 5-7 years, so it's better to take the capital out and redeploy it elsewhere (here's a simple example).

If you have a longer time horizon, I think it will be fine, even a great idea to buy a duplex, and rent out the other side, and/or possibly even individual rooms.

I have a feeling the dollar value will drop dramatically, stock market same, and in general I just feel a financial crisis is on the horizon.

It won't change it drastically but it will lengthen the time horizon or lessen the dollars you can put into your hold portfoliowhen you pick up those first flips you will not be able to 1031 out of them into buy and holds. 

State it firmly, follow thru and do it, and inform the tenant that having done so, he/she is responsible for the service fees.You might suggest that if he/she is uncomfortable with the issue, you would help to find another apt and rescind the lease (just let'm go, nothing but headaches on the horizon).