Plus I know it's cared for and I can access it freely and make improvements.

We first made obvious improvements to the facility - added an automatic gate, cameras, new website - and then we started tackling rent raises on units that were the furthest below market rate and/or the oldest tenants.  

I have a working condition tub that seems to be peeling (view photo) I want to avoid replacing it because it seems to be stucked to the wall so the removing part will be very hard and I was wondering if anyone had experience improving the looks of it or if there's a workaround.

Some HOAs/condo boards underestimate the HOA fees needed for upkeep or there is a natural disaster, and then bill you for a one time payment to make repairs or improvements. 

I was by myself and I live frugally so I thought I could work on improvements over time and sell the property for a profit.

In addition, rent increases will improve the cash flow situation   The BP spreadsheet on buy n hold returns shows by year 8, the total cash flow for coastal CA markets was in the mid range of the cities evaluated (and the spreadsheet had property tax mistake for CA and therefore under calculated the cash flow).  

Make sure that she qualifies with the hours for materially participating in the real estate activity on your properties, in order to be able to claim those losses as non-passive.That being said, believe it or not the top two property types for bonus depreciation are Mobile Home Parks and Golf Courses, because they are mainly 'land improvements' that depreciate on a 15-year schedule and qualify for 100% bonus depreciation.But it sounds like you are more interested in SFR or small MF, the larger cost basis, will proportionately give you more depreciation.

there is a duplex that I am looking at. it is good but doesn't meet the 1% rule, it is more of a breakeven deal. it got its pros and cons:pros: -walking distance to a good school- currently renting at the max potential and seems to be updated so not much rehab is neededcons:- on a major street- not much improvements are needed so it will be hard to add value and recoup my initial investment plus it is not really a cashflow maker. 

Bought another house In England and improved it while, living in it. 

I know that I will need to improve upon various aspect before getting myself into another deal but I, definitely, do not want a partner.