Historically, full service management on the coast has been costly but in recent months management rates have come down and quality has improved.

At the same time, someone else reduces your debt, and you get to use the tax code to improve your tax situation legally.  

They may argue they couldn't pay you because they just made a $10,000 improvement to the house. 

Germantown has plenty of opportunities, especially if you keep an eye on areas with improving infrastructure or schools.

Leaving stuff unresolved, with anything, especially divorce, is an energy vampire that is always hungry. 

I am also not sure my self-management is efficient -  could a PM do better for me?

.) - in 2025 your energy is better spent on a business than a duplex that cashflows $200 or less.

So I would caution everyone to make sure the replacement cost for your improvements will realistically cover your actual replacement cost in the event of a total loss.

Detroit offers solid cash flow potential, a relatively low barrier to entry, and the market fundamentals are improving with a growing population and significant investments in the city.Since you’re based in upstate NY, Detroit is also a quick and easy flight, making it easier to visit and get a feel for the market if you’re considering out-of-state investing.

This is the same if you made an improvement to your home like finishing a basement or adding in a pool.