Like games, outdoor items that fit the area, and other similar items.

Questions:1) What items should I focus on renovating if I need to INCREASE the house value?

These items are just as important as insulating,...probably more important. 

I look at figuring what is the next big ticket item going to cost.

Overall mostly cosmetic items.

Mortgages are the largest debt line-item for households.

This will show up as a line item in the final price for customers. 

Motivation always comes from inside, you can't make people feel motivated.I'm not trying to be rude, so I'll say this in the most delicate way possible...I'm sure you've spent plenty of time working on your coaching offering. 

Since rarely are properties on the Oregon Coast (or anywhere for that matter) in flawless condition, generally post receipt of the inspection report there are items of concern that buyer(s) will want repaired or compensation towards. 

Like when inputting lease amendment/rent increase, I need to change the item list amount in QB, then memorize the transaction for the following months in QB, then change the excel rent roll, then change the excel lease anniversary list, and finally put a reminder in my calendar a month and some change before the Lease Expires.