I was thinking re-sale for that upgrade as well as cutting out the required maintenance for the water softener & R/O.

We just painted a bedroom in Softened Green 6177.

if things do not go right and the housing market softens or the rehab is a disaster then that property will go under water and that is not good.If you want to see some good deals, contact agents in the market you are looking and tell them your formula: (Purchase Price + Rehab Cost/ARV) * 100 < 70%An Agent will look for for because they'll get that commission on anything you buy.

However, if you explain that they are responsible for rent until another tenant is in place, it might soften to the loss somewhat.

We are buying 70% of ARV - Repairs since the market is softening up.

Yes, the appreciation isn't going to be there like it will in Cali, but seriously, your bubble is about ready to go out there, and your cashflow will continue here and won't be felt as strong if a softening does happen. 

Also, I do "soften" the news with a businesslike cover letter reminding them of increased costs we are facing...insurance, material and shipping costs, labor costs, yada yada..."

I'm seeing that successful str's and desirable STR friendly properties experience appreciation, amidst the softening market, whereas HOA's governing str restricted properties have taken a huge hit on value.

However, I see both housing and rental market in Las Vegas has softened a lot.

So if that's the case, someone very well may pay the higher price for your asset but the market is softening so I would be wary.