How much to fix up

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We're selling a duplex in a bad neighborhood. We're trying to decide how far to go fixing it up. It looks pretty shabby outside, roof is so so, coolers and electric not great. But the inside is good. We had to rehab one unit extensively last year and installed new vinal tile, bathroom tile, and paint inside the other unit. If we just do the minimal necessary repairs and factor in appreciation, expenses, and taxes, if we don't exchange, we'll come out with about $40,000. Also one unit is empty and the other will be vacant end of the month. Any suggestions. Thanks