Hopefully you have more and better choices there in Denver.In my little area there is only 1, possibly 2 'stagers'.  

Arizona is different from Minnesota,, I had a 5 plex, 6 plex, and were older buildings I didn't have choice I provided window a/c units I installed in summer and removed in fall.

It's fine and often desirable as a lifestyle choice, but can be tricky as an investment asset.

So with limited time and a busy and high paying interesting job that I dont want to leave, what are my choices?

At least some of their websites now state that this is not a good choice for someone who does not intend to keep the property for at least 2-3 years.

The choice is the tenants, which I think they like too! 

@Rhonda WilsonYour advice to Bernard is totally off for two reasons:1) IRS rules do not permit IRA funds to be invested in life insurance:https://www.irs.gov/retirement-plans/retirement-pl...2) And two, I totally agree with @Steve Vaughan that insurance policy as an investment is very poor choice for the reasons he described. 

I did a 1031 exchange earlier this year and bought into one of each.I considered buying a NNN property directly, but was told that I'd probably have to spend $2.5-$3M to get anything of decent quality with a strong tenant.I am happy with the choice I made.http://www.rockwelltic.com/

I wanted to get some thoughts from others about what upgrades you have found to be the most beneficial for a rental.

What matters is what is agreed to in writing ( whether you read no words, some of the words, all of the words is a choice you made before signing the contract).