I think I'll combine yours and Waynes to include an escalation clause to my maximum and see if that works. 

Most provide crap service and those that don't are way to expensive. 

Is there any particular combination of these routes that would be most ideal?

The bathrooms get a full tile replacement or combination of a new bathtub with a new toilet and vanities.

Don't let anyone on BiggerPockets tell it's crap to have to pay to go to a club meeting (and they will tell you that) but they don't live in SoCal.Also, if you live close enough, there is InvestClub in Fullerton.

Rent for a duplex 1/1 and 2/1 is about 1100 and 1300 ( combined rent $2400) .

Carpet is old worn through and has ridges in places etc etc.Purchase price is set at $240,000 depending on what the report looks like I may be lowering the price, or asking for closing costs, or a combination there of.If anyone here has some advice on renegotiating prices after inspections I'd be all ears.Thanks,

Makes me not want to refinance and combine the deeds as one.

@Bob Malecki we've had a combination of i) poor communication, ii) crazy billing (we once had a 45 min charge for reading and replying to a single email - 3 questions that we had explicitly instructed and worded for yes / no answers) iii) lying about who was performing work and what work was performed (they were job shopping our work to an out of state attorney) and iv) poor performance (weeks to subcontract and execute service).

It's really a combination of factors: more systems in a fourplex (4x ACs, 4x appliances, 4x bathroom fixtures, 4x kitchens, etc).