Also, if I’m trying to brrrr the property how do I do upgrades with tenants in the way? 

So your cash flow is decent, but after you’ve had a few turnovers after 10 years and have had some cap ex expenses, you’ve broken even or gained very little since the home hasn’t gone up in value much.

Now I'm thinking about upgrading to their premium version. 

But we do have that option in year 3 and after.Other than that we have no debt.So, any upgrades to our duplexes will be from our cash.This is our plans for year one and two.Year one I get a duplex, then again year two.

Focus on understanding the path of progress, identifying rental properties with the most potential, learning the seasonality trends, and figuring out which upgrades will really move the needle in that area.

but the economic data keeps coming in and pointing toward an aggressive slowdown and probable Recession. 1) Today the BLS data showed Unemployment Rate now at 4.1% from 3.4% last year, which for first time has broken The Sahm Rule (FED economist Claudia Sahm), who developed a simple shorthand rule years ago that whenever unemployment rises by 0.5% over the 3month avg low within the last 12 months then >95% chance of an impending recession.

@Leo Gregoire20 years ago it was over leverageTen year ago it was Over renovated properties in areas that did not need to have upgraded finishes.Today it’s being patient.

I also wouldn't want to drive through Clark-Fulton at night to replace a broken light fixture.

The house was broken into with no damage twice.  

I would have simply said they the ceiling fan stays when they move out as its an upgrade and a light fixture is a "fixture" aka once attached to real estate it legally becomes part of the real estate and YOUR (the landlord's) property.