I'm going to cut to the chase: a so-called "contractor" had his employees do some work in one of my rental units. 

I would rather be all in a duplex 110- 120k, with 900 900,  I picked up a 7 unit, all in 230k, rent is about 50k gross, net about 37k, All the best 

Occupancy lower than that, means you are not doing a good job of keeping units rented.

Investment Info:Small multi-family (2-4 units) buy & hold investment.

I'm looking at a older 2 story duplex with a unit on each level. 

Most of  my most successful friends have started out with a multi  unit , say 3 or 4 units and done a rehab on it and living there for 12 months.

So, while money is tight I thought it would be a good idea to purchase home warranties for our 3 homes (10 individual units in total because of attached granny units and subdividing).  

At the end of 2023, I purchased an empty lot to build a single-family unit, that I plan to live in for at least 1 year (rent or sell in 2025).

You could also try saving up more money for a down payment or living in a property with multiple units and renting out the others.

To be considered a trade or business for the qualified business income deduction, all of these must be true:Your participation in the rental activity must be regular, continuous, and substantial.You conduct the rental activity with the expectation that you'll make a profit.The rental activity is conducted in the United States or Puerto Rico.Rental activities that are considered trades or businesses include:A real estate professional who materially participates in the activityA rental to a commonly owned trade or businessRental activities that aren't considered trades or businesses include:Rentals for less than fair market value (FMV)A lease agreement in which the tenant pays for real estate taxes, insurance, and maintenanceA vacation home that's rented out and also used as a personal home