Because of this, I would call it a light value add - at least in comparison to what I am used to in the world of apartment value-add projects.  

The touch points Kitchen, bath, google nest, light fixtures, are what cause a buyer to ohh and ahh, and you only need a few to create the interest fall in love factor.   

Check if high taxes or lower taxes -need to figure out how much you can afford-how to finance it-even though you are handy, may want to start with property needing light rehab-find out area rents for similar sized property

Yup the depreciation recapture light bulb went off.. 

I am following the rules for tax write offs. 14 days rule, write offs capped at income (will have carryover losses), etc....So in light of this I bought a 4wd truck and put snow rated tires on it.

If I can get in at a certain price, I know where fixed up and properly rented units will be valued and the math is quick and easy whether you’ll be able to cash out in a year or so after turning over tenants and light rehab.

Moreover, every time they're implemented, they lose in effectiveness.

We thought we'd buy one more duplex and repeat, which we may still do, but in light of COVID I'm hoping folks may feel less risk averse and want to sell their mountain homes (I'd feel better getting a good deal on someone's mountain home vs. anyone selling their primary under duress!) 

The main kinetic energy to receiving our rents on time is to implement a reasonable grace period, ours if 4 days, along with a late fee of $125 on day 5, then we send the late fee notice along with one of these options a 3 day notice, 7 day notice with a chance to ‘cure,’ and an ‘unconditional quit’ 7 day notice.Chapter 83.808 (3) A facility or unit owner may charge a tenant a reasonable late fee for each period that he or she does not pay rent due under the rental agreement.

This has happened several times.I come from a software background and have a full time development team I use to build our tools, so it's interesting to see approaches like this that non-techies can implement.