The Kitchen was upgraded with new cabinets, granite countertops, garbage disposal, stainless steel appliances that include the following:Bathrooms remodeledAll hardware and doors replacedCeiling fans throughout the homeUpgraded electrical switches and outlets2 car garage What made you interested in investing in this type of deal?

I've solved all of her plumbing problems, but there's a laundry list of cosmetic issues and the electrical system should be upgraded.

Generally speaking, if you borrow 100K (70k for the purchase 30k for repairs/upgrades) what will happen is this: To close they will require proof of 1yr homeowners insurance to be paid, eliminating the need to escrow it because HML are short term solutions they will probably require it to be paid back within a year.

You have an upgrade.

We upgraded the exteriors with landscaping, dog park, playground, and shutters.

In my area most homes were build 2000 or later, so we really dont have to ask about when the plumbing and electrical was upgraded, or if the roof is original. 

I am in the process of upgrading my building's laundry service. 

Well maybe you can figure the rental income to see how it balances out with the upgrades.

Offer to fix/upgrade something of their choosing.

hey Matthew - very good point. my Wife and i have been living in our current home for about 7 years. we have a decent amount of equity. we are looking at a new home as an upgrade and i have been tinkering with the idea of renting our current home out instead of selling it so we can build even more equity.the rental estimate versus what we pay per month would be tight; we wouldn't profit much. this is a concern.secondly, renting the current home eliminates any profit for a down payment for the new home. however, i do realize the direction you are recommending; "park" the "100k" in the new home and keep the current home as a rental property?