Updates include newer plumbing in basement, roof 5 years, updated electrical panels, half of the windows are newer, some replacement blinds and paint to both units!

As Peter said above, I would most certainly hide a fee of that size on a blind HUD and do a double close.However transaction funding won't easily be available for that size.  

That's has worked for me with ceiling fans, screen doors, and window blinds. 

I tend to see stolen light bulbs, smoke detectors, hydraulic door closers (yes), shower curtains and shower curtain rods, toilet paper spindles, medicine cabinet glass/wood shelves, window blinds, they also tend to break ceiling fans.

“When the blind lead the blind .. they both go into the ditch “

Many people are blinded by the negativity and can't see the upside in real estate. 

I learned not to just blindly trust what people say, I learned what to cut costs on and what to get professionally done, etc.

Ex: hardwired/interconnected smokes, window screens and blinds, exterior paint, etc- ARV - your ARV of $110 seems pretty accurate to me, but definitely a good idea to connect at the meetup with others that have had appraisals done and see what their appraisals are coming back in at.Good luck and hope to see you this week at the meetup!

I would put some blinds up in windows.

This way you only have one blind side on the right side backing in.