I budgeted about 45k in cash to renovate the master bathroom, kitchen, guest bathroom, and painting the interior.

A cabinet painting business ran as a cash based sole-proprietor and I’m an insurance adjuster operating out of an S-Corp.

Adding an egress window in the basement - making it a LEGAL bedroom - Cleaning it up and removing the coy pond that did nothing but breed mosquitoes - painting the siding to give it a fresh new look What was the outcome?

What could I add to paint a better picture here?

Example, room addition with bathroom, licensed job; just painting, no need for a license (or just flooring, no license). 

I downloaded the BP rental contract for MA and read something about providing lead paint disclosure/pamphlet.

Avoid lipstick on the pig.Renovations like nice kitchens and bathrooms are great for rental properties, but it is not everything.A property that has been cosmetically renovated, but has no capital improvements is worse than one that has been very well-maintained, but might have older cosmetics.If I walk into a property and I see that the kitchens and bathrooms have been redone, but all the walls are plaster there's no grounding in the electrical and the plumbing has never been updated that I consider it a full gut.It's a shame to pay a premium because of a nice kitchen and bathroom only to find out that you have to rip it all apart.It is usually less expensive to do cosmetic rehab for rentals than capital improvements. 

Heck you could even paint their side hot pink (I wouldn't suggest that).

. :) @Richard Sherman what brand of LVP andwhat color and brand of paint do you use?

So the plan is keep and/or 1031 until I die, then have all gains and depreciation magically ripped away via the current tax laws.