A safety cushion WHEN (as it will happen) things go wrong.IF you don't then this isn't the time for you to be investing.

Then they consider the distance from their work, then they consider the safety of the neighborhood.In my experience as an investor, however, it's LOCATION first, so low crime is good, with price being second.In my experience as a former teacher, the quality of the education is more Parent/Student driven, than either the location of the school or the cost of living in the neighborhood. 

The tenant is my ex-wife, so not a typical arm’s length renter.

You see them all the time, vacant, abandoned want an arm and a leg for them.

Duplexes offer a little more safety starting out, so if one side moves out, the other continues to pay your rent.  

to know that cpvc is a bad idea for a tub spout or shower arm (can't see it in the picture but I assume he also used it for the arm). 

Parents more safety conscious and it’s as much a negative as a draw.Smaller families (rarely more than 2 kids) so bathrooms better than the extra 5th bedroom...once you get past maybe 2300square feet it’s wasted spaceThe parents of 30 year olds are the last generation that grew up watching their parents fix and DIY those skills are rapidly declining.

Rental property at 15yrs w/ 30 yr VA mtg, 4.6% int now (adj arm, for 10 yrs was under 3%-connected to yr treasury up for renewal July will probably go down 1% ) 200 monthly income, Suggest to sell, refi cash, 15yr or leave as is? 

I've certainly seen 5/5 ARMs before and loans with 5-year terms (balloon payment), but no reason why you must refi with that lender.Is there a yield-maintenance clause?

I have a duplex by the airport which has a great longterm tenant and then short term the other side and I like the balance of safety and risk.