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.

Some banks factor in the rental income to improve the ratio but that's a lender specific question. 

I came home and was on a breathing ventilator for 8 months.

It would, of course, improve after the renovation is complete and renters are in it.