water heaters:  flush them every two years, replace anode every 4 years.dishwasher : clear food trapa\c pour clorine through condensate drain etc

I sugges you begin to understand your market: identify the city & sub-city you would like to invest in, do all your homework on the area, make a trip and meet everyone that’s worth your time, take a map and highlight the good and bad areas, identify a realtor that you believe is the best match for your needs and analyze as many deals as you can along the way. 

I am wondering how to deal with personal items like clothes, food, and anything else you might have tips/advice on.

On many of these properties, we would stop by on Fridays (as that was payday) to collect the rent.I can't tell you how many times the door was answered by a mother with small children who said the husband went off drinking with his buddies and hasn't come home yet with the rent money.On many of those occasions, the mother and children didn't have any food and my parents would bring them something to eat.Is that the way to run a business, probably not.Is it a way to have compassion for those less fortunate than one's self, probably so.

I am wondering how to deal with personal items like clothes, food, and anything else you might have tips/advice on.

Food for thought for my own processes/procedures. 

I've since moved into the tampa area as of about three weeks ago. i really like the area as a whole. people are incredibly nice, the food is good and of course the weather. 

I think I have gotten some great answers, and I'll post back with all the numbers as I work through the deal (I tend to run it a bunch of times/ways, and really over-analyze), but the highlights are:total out of pocket 14000 (dp+reno+10% reno contingency)  it really just needs paint and a lot of cleaning, but planning for at least one "gotcha"monthly cash flow - $595  including 12% capex (thanks @Will Gaston), 1 month vacancy, all expenses, debt pay down, actual taxes, actual insurance quote, and 10% management (even though it will be self managed)Will keep you posted.

I recommend you keep a copy of this handy, study it, highlight it, and learn it.

It is a personal expense, just like your food expense.2) Repairs made on the duplex are deductible against the rental income.Improvements:1) Improvements made on personal side are added to the basis of the property, but you cannot depreciate the personal side of the property.