Upgrades Menu for Higher Rent

[Joel Ray Cotton]

I am looking to raise the rent on some tenants that are underneath market by about $200 but also are in units that are fairly outdated. I am planning on raising the rent by $50 on their lease renewal.

Currently trying to put together a menu of upgrades to offer the tenants. Therefore I can weed out the people that are here because they want the cheapest apartment and the people that wouldnt mind LVP flooring, upgraded counters, appliances, bathroom fixtures. (Each option being different cost) The cost to the tenant is determined by taking amount it will cost me and add 20% profit and then divide by 36 and that is their rent number. 

Moving is a pain but if I can offer to upgrades to the units I feel like tenants are more likely to stay because they can justify customizing to their liking. 

Ultimately the goal would be to stay under the Safe Harbor Rule so I can write it all off in that tax year but they are paying for it either way so I am good.

Any ideas on where to find possible upgrade menus that have been developed already?