Currently the work thats being done is both upgrades and work necessary to satisfy the Detroit City in order to get my rental certificates.

Investment Info:

Small multi-family (2-4 units) buy & hold investment.

Purchase price: $424,500

Cash invested: $20,640

I purchased a small detached duplex that I plan on moving into one and keep ...

I would explain that I typically do not do upgrades except during turnovers between tenants. 3.

If we want to make upgrades to the units while our tenants are in there and negotiate an increase in rent when the lease terminates - suggestions on an appropriate way to do that? 

Even once when my home was broken into while I was lying in a hospital bed, the landlord made his way over.

Make a habit of checking your competitor's listings periodically and when it makes sense for you, make upgrades and listing updates.

@Carolyn Fuller here is one of the many I have done ( I update them every year or so depending on changes I make to upgrade) CLICK HERE

Hoping to buy one property by the end of this year, 2 next year and to scale up.Neighbourhood: Class B or C+ neighbourhood.Rehab: Comfortable with cosmetic and upgrades to the property but not a whole tear down gut job. 

Cash Flow: Older Property: Yes, an older home might need costly repairs down the road, such as roofing, plumbing, or electrical upgrades.

Well you've broken the law by not returning it in the time frame.