I literally had less than $1k maintenance/improvements in 4 years.

Constant improvement is the name of the game with conversions. 

If the wrong people are showing up you have some work to do on your system.A huge shift that transformed my bank account was learning these 3 marketing principles:1) Right Person2) Right Message3) Right TimeI am far from being a marketing expert, but I am learning quickly & constantly improving my skills.Once I became a serious student of marketing & discarded everything I thought I knew about real estate, things started to change for the better.

Examples include unnecessary improvements, preferred vendors not lowest bid and inability to pursue delinquencies/ late fees if present from other owners who are friends of PM.

If the HOA is well run they serve a purpose, the people who complain the most usually never attend a meeting in order to change things for the better, or they could run for office to see if they could improve the community.

You have basis in the property which is among other things your original cost plus improvements over the years.

Focus on improving that.The debt coverage on this one seems ok.

Very hard for me to do...I want to improve everything!

As I hear day after day about rising prices and the biggest jump in real estate price indeces since 2006, I wonder how much of the measured increase is not actually due to an improvement in the market, but due to physical improvements in many of the properties being sold. i.e., How much has the mix of the condition of properties sold contributed to decreases and increases in real estate price indeces (e.g., Case/Shiller) throughout the economic cycle?

I am posting my investing plan below and was wondering what you all think of my goals, how feasible they are, and any improvements that can be made."