I have some unused space that i can extend the bathroom area or add a laundry area, but I have already been put a ton of work (and money) into the main area of the house and don't want to do any upgrades to the ADU that aren't critical in maximizing rental capabilities.

Hi everyone, I filled my taxes jointly for the first time.Tax guy said I can't write off any repairs/upgrades because my wife and I W2 income is over $150,000.Is this correct?!

If they are already in close proximity with an established presence, there would be little incentive for them to relocate unless your property is a substantial upgrade.

Minor cosmetic upgrades inside and outside.

The 100k in upgrades would likely be a renovation loan, or I would slowly add equity and then do a cash out refi enough to do the major things - replace roof, update kitchens and bathrooms etc.

If you're considering upgrading your home with solar, think twice before making any commitments - it may not bring in the returns you're hoping for.

I have an electrical background my father is licensed so not afraid of upgrading services and fixtures that other investors don't want to touch. 

Providing more information about work completed probably helps most sellers because absent some sort of documentation on upgrades, or major work or accessibility to infrastructure, I'm going to assume that if it's an old building it has old plumbing and old electrical and submit an offer (or not) accordingly.

I talk to our local Section 8 office frequently as a property manager and in the begin they made it VERY CLEAR that the minimums are to protect the landlord AND the tenant.Most likely, the tenants are not going to have excess cash flow or savings to cover any of the damage to your "upgrades". 

Too good of a deal to pass up even though Lennar is notorious for not giving way on finishes or upgrades.