But if I have to use my cash from the 1031 exchange to do some upgrading, it quickly eats into my c on c return!   

Open kitchens appeal to people for whom the kitchen is a place to eat and spend time, a visual focus of their pricey living space, not a place to actually cook, let alone cook well.

I just finished a book called "Long-Distance Real Estate Investing" by David Green and he provided a good recommendation of including both positive and negative reinforcements into the ICA (independent contractor agreement). 

. - areas include eating out, entertainment subscriptions, convenient purchases, expensive dates or drinks, consumer goods, fancy brand items, rent or mortgage at or over 30% pay, etc. - don't give up everything you enjoy, just be aware that small choices add up.

I've read David Green's "Long Distance Real Investing", and like the idea a lot.

Also read David Greene's book

I had several friends who lived in Village Green on Dequindre, I doubt the rent is any higher, now than it was 20 years ago. 

First, townhomes tend to come with HOAs that can eat through your cashflow and can sometimes have really restrictive rules for real estate investors.

I recommend the book by David Green in out-of-state investing.

What percentages are you seasoned investors assigning in your models forInsurance (I know that I can look this up but is there a baseline number to get an idea)Maintenance %ageRepairs %ageCap ex %ageManagement Fees %ageWho typically pays for (Gas, Electricity, Water, Sewage/garbage)Should I avoid properties where I pay water as it would eat into my profits?