We have a pretty solid lease that has served us well on our properties but on the most recent move-out by a long-term tenant that always paid early, we had to clean from floor to ceiling and everything in between. 

If you mount the new beam below the ceiling $1500 material labor...if you put it up into the floor joists above $2500-3000 (meaning so you can't see the new beam once the ceiling on the drywall is repaired)  Figure another $65-70 per sheet of drywall needed for repairs. 

I temper this with a very early lesson learned--every home has a ceiling... a ceiling on price. 

Luckily for me most of the main horizontal lines are in the ceiling of the basement unit so I am gonna go ahead and change all of them and I feel confident it’ll be a good decision.

Hi Deborah--Hands down understanding that EVERY house has a ceiling on value. 

For example the tenant has been complaining about 2 ceiling tiles that became stained during a rainstorm 2 weeks ago.

About a month ago our renter called to say that the water is leaking through the air vent from the ceiling.

Be careful out there....some of the new builds are not comparable to the old builds....many of the newer ones are all siding, no brick, no light fixtures or ceiling fans...just LED recessed lighting...no doorbell, no garage door opener, no attic stairs, one piece tubs, vs tiled baths, no landscaping, no trees, and on and on....they've taken out virtually every single cost.   

The option I keep coming back to is ceiling mounted cassettes.

Some points I would be considering:1) The interior painting looks a little low for all the work involved.2) The roof looks like it will need some new sheeting in spots, at least as I can see staining on the ceilings from roof leaks.