Renovations for selling a house- How to determine return on investment

[J. Nicci Coffie]

I have never sold a home, but I am considering selling one of my long-term rental single-family homes which needs some repairs and updating.  I don't know how to figure out which renovations are worth doing to get good return on investment if I sell.  What research, metrics or people should I contact to understand this?

The property needs a new roof and landscaping retaining wall, some repair and paint to the deck, and all of the exterior door frames need to be fixed/replaced.  I will do these regardless of sale or hold.

My tenants are ok with keeping the existing worn-out carpet, but I would prefer to put in new luxury vinyl plank flooring, however, I'm not sure a new floor will be a good idea if I'm going to sell.  How do I know that the cost of new flooring will pay off if I sell?  The same with painting- I wasn't going to paint, and I'm not sure how to do painting with tenants in place, but a new buyer may prefer to pick their own colors and have that done themselves.  Same with flooring- a buyer may want to choose their own.

I'd also like to know if any paperwork or receipts about renovations is usually required by a buyers' agent or lender, and if so, what they want to see. 

I welcome any feedback on this.

Thanks!