Keep in mind, adding "cute", and upgrading things won't increase your rent or ARV past what the market in that area will tell you is the max. 

We have a 14-page management contract that we've added our real experiences to over the years, with the intent of protecting both us AND the landlord.

.: I saw an ad for Wavemark Capital which led me to Mike Ayala on linkedin.

Worth knowing, that it is less about adding “handcuffs” and more about offering a different option for owners who aren’t ready to sell but need capital - money for renovations, maintenance, or any other need.

You are local and adding value add!

Regarding insurance adding additional umbrella insurance is great idea. 

I am convinced that these markets are the hidden gold mine in RE investing today. 

I remodeled the car wash and added new amazing equipment. 

Note that legal and transfer costs are not deductible but can be added to your cost basis.

However, with smaller investments, if bonus depreciation isn’t captured in the first year, a cost segregation study’s cost may outweigh the added benefit.