you just have to estimate them based on what the property needs.so if it needs a new furnace + a bathroom gut and remodel + new windows, you estimate that.  

We normally ask for a downpayment whenever we sign a contract for a remodel. 

Generally, the properties that benefit the most from a cost segregation study are properties that are remodeled, expanded, purchased or constructed after 1987, the year in which the Investment Tax Credit was enacted.

I plan on having kitchen remodeled, new flooring out in, and a wall removed.

I also own a company with my brother, I Gotta Guy KC that does handyman and remodel work. 

I had 3.5% rate, did a lot remodeling and heavy lifting, and decided to sell due to the 2/5 capital gains exclusion.

You also tend to get more frequent and better feedback than with an STR, if you treat your residents well.The last quadrant, unnecessary but not obviously so, is usually as a result of either converting an STR to an MTR or from remodeling above the standard needed.

If you have units to remodel and are updating you can offer the senior tenant to move to the nicer unit and raise the rent, you can incrementally raise the rent, or maybe you can rent the other two for above market to make of the cost of the senior rent.

It amazes me how much random transient travel it gets(bowling tournaments, pawn shop remodels, manufacturing employees, traveling photographers, etc). 

If you are the nicest 4/2 out there in the market and all the rest have not been remodeled in say 15 years, and your property was remodeled a month ago then the price on your property will be easily justified at a higher price on the listing side.