Seeking opinions re upgrading countertops, bathroom finish, and central A/C

[Thomas Cantley]

Hello, I recently purchased my first duplex, which is a fixer-upper, and I am currently the process of making repairs and renovations.  Investment strategy is to maximize rental value and hold long term.  My budget is limited, so having already addressed what I think would be considered necessary for this property, I am trying to determine how best to allocate remainder of my funds, both to attract a higher income renter now, and keeping in mind long term maintenance costs.

I think I can afford one or two of the following three options, but not all of them:

-Kitchen countertops terrible and need upgrading.  Quartz or laminate?

-Bathroom tile wall is bad outdated color, and not good condition, with a few tiles starting to come loose.  Re-tile bathroom wall, or paint over it and regrout? (Note this would not encompass shower walls, as shower is a prefabricated enclosure, which we already refinished)

-Property cooling is by swamp cooler.  Upgrade to central air, or keep the swamp cooler? (Note the furnace is central heating so no new ductwork should be required).

What do you think renters would most notice and value?

[John Underwood]

Quote from @Tracy Ross:

Hi Thomas,

I would get the laminate countertops for now. I don't think renters are that picky. And they are easily replaceable if renters damage them. Save the money for the quartz for when you sell. 

I have a guy here in boise he refinishes tile and shower surrounds. It looks beautiful and is surprisingly durable. Maybe you have someone around you who does the same thing? 

I would buy the A/C. Its a capitol expenditure and won't need to be replaced for another 10-15 years. 

 I agree 100% with Tracy.