Exterior landscaping and hardscaping but mostly just better maintenance and reduced expenses (negotiating vendor contracts and just being more responsive so that little issues don't become big ones).

You're going to have to mess with cords anyway if you want cameras that plug into power outlets and have features like motion-detecting spotlights, which have clearly been a very effective crime deterrent for us.

Having a clear vision of what you want real estate to do for you will reduce or even eliminate your anxiety. 

Maybe try reducing the HELOC. 

Leveraging where I could.Take advantage of this high market and put your money into an asset(s) that is valued as a business and not subjected to the sways if the market.It will also make your life more manageable with a w-2, free up a lot of $ and reduce your tax exposure as you raise those kids.Locking up all of that cash makes that $9-10k not as appealing for me.

You can use that "loss" to reduce the tax bill on other income from W-2 or rents, up to a certain amount in any given year.Paper loss?

There used to be a lot of crime there and still is somewhat but it has gotten a lot better over the Past few years.

Depending on your rental, how nice it is, proximity of schools/parks as well as crime rate, you can make a fair estimate. 

If you had an apartment building designed for student rentals, I may change my mind, as on a macro level it could bring in better students which may reduce maintenance/damage/issues.

The BRRRR method is designed to help investors limit/reduce their out of pocket expense.