This is including MEP work being completed, but no upgraded finishes at all. 

Also, what language do you use in a sale that gets the same message along... that the seller wants to make it clear that he just doesn't want to make any unnecessary repairs or give credits for obvious upgrades?

Along with the standard work I do on projects, these units included replacing all galvanized water lines to copper, upgrading the electrical infrastructure and installing instant water heaters.I hope that this helps!

Here is a blog where I wrote about a recent 42 unit we bought and did creative things to add value. https://www.biggerpockets.com/renewsblog/bought-multi-million-dollar-apartment-complex-age-26/Just a few ways to produce ancillary income:- Laundry Coin laundryDetergent/laundry essentials in a vending machine in the common area laundry rooms.Rent individual W/D to each unit-Parking Garage parkingCovered parkingprime spot parkingJust plain old charge for parking-Renovations Interior units upgradesCommon area renovationExterior upgrades for curb appeal-Vending machines In common areas such as exercise room, pool house, laundry or leasing office-Trash pick up service In high-end buildings they have a service where you can set trash outside your door and for a fee maintenance will go around each night and collect it so the resident doesn't have to carry it to the dumpster.

If you still have a budget left to upgrade and still turn a profit then add the things that will place your property in higher demand.  

Do you base your ARV on the actual finish level you plan to use or the full potential of the house with upgraded finishes? 

.- Success track record, creative problem solving, and great eyes for beauty in making ugly place beautiful while not spending a ton of money upgrading.- Since 2002, experience in SFH purchase, buy and hold, remodeling, property management.What gets me going:- Folks with track record in apartment investing to check out my financial model on this deal- Local Chicago Team with proven track record in apartment: contractor /inspector (subcontractor - plumbing, electrical, roof, exterior, interior upgrading), property managementThank You!

It's time for an upgrade to a new responsive template.

I couldn't ethically in good conscious post some of the calls I've had.

The house is going for 66k, county appraises it at 76K but the ARV is about 83k once I spend about 5000 in upgrading the AC and finishing some minor touch ups.