I plan on "hardening" the duplexes during design phase with backings for towel rods and resilient flooring etc.3) We plan to do our own PM initially.

I'd only invest in a location that has strong tourism market and have seen that be resilient throughout a recession.

Experience, knowledge, resilience, growth, and value.Lessons – Life is a continuous learning experience.

They call this Resilient Vinyl Plank.  

Just watch out as to what may happen with this change in the economy, even with healthcare usually being a resilience in a down market. 

In Fraser Valley, condominiums and single family homes have bifurcated, meaning, although single family homes may have declined or remained stagnant, the average prices on condos in this area have been resilient to rate hikes and continued to experience strong demand and price increases.

Ultimately, make sure that whatever city you select has resiliency in its economy so that it remains attractive to potential tenants or buyers for long-term growth.

Be patient and resilient - this is a long journey.Good luck!

(Car accident led to my car getting written off) Theres something to be said about cities with economic diversity, maybe these areas will be more resilient.

Katy and energy corridors softening for sure....sugarland staying very resilient suprisingly.