After those I would focus on getting your operating expenses dialed in, and pay special attention to deferred maintenance when acquiring and any major upgrades that are likely to be needed in the near future (old HVAC, old roof, etc)2.

I've seen many, many families irreversibly broken by partnering. 

The second half of ever call was car sales style pressure to upgrade or pay for higher level mentorships. 

I have done a few 1031s to systematically upgrade the bottom end of our portfolio and get out of Milwaukee proper. 

Not maintenance, but upgrades (I tell my clients to just try to get the major stuff because you'll drive yourself crazy trying to find receipts or numbers for every little thing).

If I did this method then it would be a good time to do electrical upgrades and add insulation (seems to be the most expensive by far). 

A lot of properties here need some level of work—sometimes it’s just cosmetic upgrades, other times it’s mechanicals or kitchens/baths.

1) the cost of upgrading liability from 250k to 1 million on a dozen properties is waaaaay more than a 2 million umbrella. 2) you are 10x more likely to hurt someone with your car or personally than have them hurt at your rental property.

We upgraded our website at a cost of about $2,000; we initiated a SEO program cost of which is $300 or so monthly, and we initiated an email campaign cost of $275 monthly.  

They should also do the upgrades you recommended, but saying that $1800 is top of the market is incorrect.