When you have a duplex and tenants on both sides stay for ten years, it almost guarantees that something isn't right.I would study your market and determine the value of your rental, because I bet you are losing money every month.

.- nationally, the highest rent to value ratios are in areas with poor rent growth and poor appreciation.  

I bet you were floored when the person ordered every package you had to offer!!

Your best bet is to keep liquid cash and avoid PMI.

Unfortunately, people in the trades are often good at their trade but poor at managing their business.

Most value adds involve work   Some require specialized knowledge.Here is a list of why adding ADUs in my CA market is typically a poor RE investment:1) The value added by the ADU addition is often significantly less than the cost of adding the ADU.

If you're looking for the cheapest route, conventional may be a better bet.

I am not going to move into a dormitory style house and raise my two year old in a location with poor schools and incredibly dense housing, unless I have no other option. 

You second property will rip I bet.

I’m hoping to find more success in Phoenix, but as you stated, the old fashioned way may be my best bet.