I sometimes do this at lease renewal time, offer them a choice of upgrade (of course this helps increase your property value AND make tenant happy.  

I used Quicken Home and Business for many years, then upgraded to Quicken Rental Property Manager in 2009.  

This also came to light after we just upgraded the entire Circuit Breaker Box.

Taking a shot in the dark before I read any comments, to see where my own head is at regarding investor psychology.With the 1 unit already rented, it looks like your coming out of pocket $1,150/month.Plus $1,400 in SL and Car NoteYou have $20k in free cash that's not currently earning anything, but has the potential to earn $1,300/month or $15,600/year.That would mean your RR on the $20k would be 78% if you do the necessary upgrades to rent the 3rd unit.The $1,300/month also means you'd be living rent free with a cash flow of $150/month.

After a year of trying to find time to do the upgrades ourselves, we finally hired the rest out and have had renters for about a year.

Do you recommend someone new like me to invest, at this time, in upgrading my biggerpockets account? 

Upgraded to the paid plan to try out the Quickbooks Desktop integration.

We purchased the property with a conventional loan and 5% down, 30 year, and a PMI obviously.We are doing some significant updates and upgrades that will increase property value.

However, there are several things that need replaced\upgraded.  

Here is how I approach it-Same type of property, bedrooms, bath, etc (if I can find similar houses)I try to keep the Comp properties in the same school districtI go back 3 months to start (the market is different now than it was 6 months or a year ago)Then I account for upgrades, market temperature, etc.That gives me a range- if I feel the property should be higher than average I need to be able to justify that because properties are sold twice- once to the buyer and once to the appraiser