We are in the top of cycle and properties don't cash flow as easy as they used to unless you search deep in local markets(off-market) or in a market meeting those cashflow criteria.Read "The Book on Rental Property Investing" by Brandon Turner, "The Book on Long Distance Real Estate Investing" by David Greene for starters. 

Carpet will last 1-2 rental cycles.

Make sure your coaching is coming from someone with 7K - 8K unit portfolio - across multiple markets - and been through a full deal cycle on multiple deals - AND performing/hitting their investor targets.

Every 3 months, I cycle through, do updates on all the numbers, and then link them together to create a persistent area where you can flick through quarterly reviews essentially all compacted into a 5 minute read on individual markets. 

All those people cycling through can really increase risk in that area.

Because of this, we do the majority of our trading during the bottom of housing cycles.

And this very long time boom cycle is giving very advantageous position for baby boomers that lived in CA and purchase houses. 

Had a tenant ask to change due date from the 1st to the 15th starting Sept..She's been with me 6 months and pays on time but needs this due to new pay cycle...Would you do it,if so do i need to change on lease agreement.

If you are able to it may make sense to finish the remodel, cash out refinance, rent, hold, and build in the next market up cycle.

And you would need to continue funding the policy at that level for 4 more years.Or, if all you have is $100,000, you could begin to cycle it into premium over 5 years.