It sounds like you are doing great with saving and building capital. 

Provision sounds good.

Sounds like you are talking to the wrong people. 

General stuff like replace floor, carpet to vinyl floor , painting wall , kitchen cabinet, repair, replace tub ,..,, small minor stuff .  

It sounds like that based on the numbers you’d have more in them they are worth at these price points .

(Even if your form has a space to list one, it’s not something that’s legally required.)It sounds like you’d also like to increase rent.

This sounds like a 50/50 deal to me.

Sounds like you made some really good investments Rodger.

Doing a high-quality maintenance job by myself for a fraction of what I know I would have to pay a local tradesman (whom I am also sure would do an inferior job, sometimes an unsound job, as a matter of course to maximize his profit and minimize his time expenditure) also gives me immense satisfaction.Finally, I live in a city where outdated yet sound properties in passable locations can be had for very little money, fixed up for minimal cash outlay (as long as you do it yourself), and rented for competitive rates. 

Sounds like you've got a solid plan for building your investments.I don't want to contribute to your analysis paralysis, but if you haven't subscribed to the Bigger Pockets podcast yet, I can't recommend it highly enough.