We opted to make this a top-line property so we put granite countertops, SS appliances, hardwood floors and all new mechanicals, plumbing, and electrical.All 4 units have identical 2 bed 1 bath layouts but each has a slightly different color scheme in the kitchen and bathroom to appeal to different tenant interests.  

To estimate the cost of finishing (i.e. cabinetry, carpeting, countertops, lighting, etc.) the appraiser picked a random number.

Love the kitchen cabs and countertops, I use similar products in our kitchens and baths.

The cheapest option in the long run is actually a high quality kitchen with solid wood cabinets and granite countertops. 

My dilemma is this:Stuck between using normal VA, $280k pp @ 5.35% and using $15k of personal investments (which I am really tied to because it wasn't easy accumulating) to fund cosmetic upgrades (upgrading floor to LVP throughout, resurfacing + painting cabinets, replacing counter tops with quartz, exterior/interior paint, appliances, and a new front door).

FYI there is a nice slab of quartz (8 ft length countertop) right now in the bargain section of our Home Depot marked down to $200 I think. 

I am with Rodeo so I have access to pocket listings in luxury segment too.I know it's challenging to find an Agent who knows what to look for for an investor client  - not exactly your "next home with stainless steal appliances and granite countertops":-).

Some positive qualities and some negatives.One bathroom looked redone and the other appeared from the 90's with a laminate counter top.

Some updating in the kitchen sink and baths included new granite countertops and Custom vanities and Cabinets.

Value of upgrades:When it comes to rental property at what point does upgrading the property (granite countertops, fresh paint, new vanities etc.) pay off with attracting the level of tenant that is going to be good to work with?