New roof, new water heater, new Electrical panel, New HVAC, new Concrete driveway, new Concrete steps & walkout basement, Open space of kitchen and living room, fully finished basement with wet bar and new full bathroom, new windows.

I have a discount set up of 15% for the 60-ish days, and based on Beyond Pricing, those days are in low demand. 

David Greene makes a video about once a quarter on the BP podcast showing how to do this and usually he gives out a discount code for BP premium.If you need the MLS do you have a friend with access that you can do comps with?

I'm talking about nice charcoal 2x2's and ivory, etc. and I have never paid more than $.25/ft for 2x1 and 2x2 foot tile which sells for $3-6 per ft at the Big Box.The second thing they have in abundance are bathroom vanities.

As housing gets more expensive, buyers may have to buy condos/townhomes as their first home so don't discount the future of your journey, now.

Marketplace, auctions, pallet jockeys discount stores.

Also, we all have about the same rates - so pick someone you like and you have confidence in.If you have a lender with substantially lower rates than everyone else, you are paying for that rate in the form of origination fees and discount points.

As far as ROI, there are a few givens that will always give the majority or even dollar for dollar back, such as landscaping, flooring, updated kitchen and bathrooms, and security systems.

I have made a lot of improvements, upgraded the bathroom/floors throughout the home and kitchen cabinets 

Like ok the bathrooms are done, pay them a certain amount.