For example my simple spruce up would be, renno bathroom, and kitchen, paint, and redo carpet upstairs.But if i think real deep into what I could do to make it a STUNNER then I think, knock down walls, create more open/broken floor plan, add central air, possibly do an addition to add a 3rd bedroom and second bath.So when you could do ANYTHING .. how do you draw the line of what you should do?

Investment Info:Large multi-family (5+ units) wholesale investment in Central City.

REI Central, CHS Circle, and the Tri-County Investor's Association are a few of them.

I think the top factors are type of home (comparing single family to apartment is no longer done), overall size, and interior features like central AC, approximate age of renovation, etc.

Scranton PA is a great spot to invest.Pros:- Low cost of buy-in / not much needed in comparison to other areas due to affordability in purchase price- High-Cap Rates- High Cash Flows- Stable market / continuing to appreciate- Beautiful revitalization of the downtown- Influx of jobs, employment opportunities - Plenty of renters- New Amtrak service coming- Surrounding neighborhoods are sought after, solid schools, "home team" mentality in most of the towns where people want to stayFor the Cons:- I can't think of any OVERALL cons that couldn't be avoided in working with the right team.

Combining two units to create a larger 2/2 or 3/2 could make sense if you're looking to improve resale value and avoid commercial loans all while hopefully maximizing rental income. 

I would avoid both market that you just talked about.

Make a plan to build equity over time and avoid chasing cash flow. 

You can find deals but they often need a lot of repairs/renovations, and depending on your skill and/or team, it might make these viable options or properties you want to avoid.

I’m not super keen on having long-term tenants in a single-family home in California, but I’m open to advice on that.The house is in decent shape but could use new flooring, a paint job, and potentially heating and/or central AC, as well as blocking/taking out the existing fireplaces (don't love the idea of fireplaces in a rental).