Really valuable over the years have been: pest control is a tenant responsibility, lawn and leaves with a penalty fee if not done, unpaid utilities equal unpaid rents (this is HUGE!) 

Start with the most straightforward lot (likely the duplex site), treat it as a controlled learning experience, and let that guide your next steps.Bottom line:Run the numbers first.

I’m staying active but stricter: tighten the buy box to durable B/C neighborhoods, underwrite to in-place income first, and only chase value I can control like better management, lease-ups, and light turns.

Landlord always signs last and Don't sign until you have collected all pre-move in funds due (in cash or a cashiers check on a local bank.)Emotional support animals are a mine field.

People love repeating that line because it sounds inspiring, but in the real world it falls apart fast so...Let’s talk about both sides of this.The harsh reality nobody wants to hear is that flipping will expose every weakness you have i.e. financial, operational, emotional, all of it.

That emotional commitment matters more than people realize because this journey will stretch you but it will grow you too.I’m in Nashville and I specialize in investment real estate.

For the average homeowner who seeks this due to a lack of funds it is likely a bad idea because they often make emotional purchases and attempt to sell, move on a whim without understanding that appreciation is usually a long game. 

In an early 1970s build quadruplex, nearly all downstairs tenants I've had complain emotionally every few weeks about noise upstairs.

You need to take emotion out of it and determine if the cost you’re seeking for damages is worth it. 

Saying that I think you've reached that stage where it's probably time to try something different and put the emotional ties to one side if they're getting in the way.