I do like making a nice property for someone that might not otherwise have had one, and it feels good improving an area of town that certainly needs it.

Generally a rent increase of more than 10% is considered excessive, especially if no improvements have been made to the rental unit.  

Property Numbers:Purchase price $108.5k w/ 20% Down loan at 4.75% gives me a $453 payment for principal and interest.Reno Costs: $3500 roof + $15k cosmetic update + $4k for other improvements/buffer = ~$24kRent: $550 and $650 after repairs and updates with 9% PM fee, 8% vacancy.

I have a 3 unit building and the basement is dark, little ventilation and gets really humid.

I'd like to add my name to the list of those who'd appreciate a copy of your file once you figure out the best way to share, just as a way to "compare notes" and see how I might improve my system. 

So maybe getting a C class property in a B or A class neighborhood is the way to go so you can over time improve the property and raise the value.

But we have learned that the only winning strategy to overcoming fear and comfort is to learn and improve by taking action every day.

You could start with improving the kitchen and have to open the walls to update the plumbing. 

Improve your position by trading out and up.

Here's a couple of quick add-on questions:When figuring expenses or improvements on the rental, where do overall expenses and asset purchases go - the things not applicable to just that one property?