@Logan Turner that sounds like a screaming deal.  

Thanks for your input and advice.We have a 3 and 5 year old, and when they are having a challenging time (read: screaming their face off) I will shut the windows that face the common areas so as not to disturb our tenants or neighbors.  

The second it gets listed, the blood is in the water and everyone and their brother will come out of the woodwork.  

I have always wanted to drive a car that didn't scream "hes poor," but also not scream, "hes rich."

Short story long, both "scream scam" (can you say that three time fast?).

Now after 800 some transaction that seem like I am was a bloody genius to jump in at that time. 

But gosh, seeing/knowing what the previous owners were paying all the while is/was such a bloody teaser, though!

In fact, that knowledge of the market where you live could be telling you (even screaming at you), "don't invest here...you can't make money here"

Personally I would replace in this order with more changes for higher end markets-1) Replace the old fluorescent kitchen light that screams early 90s that makes everything look terrible and pop in a few recessed LEDs.  

The whole point is if you found a screaming deal and the ARV was $1.5MM - the lender isn't going to give you 70% of that if your cost is only $550k.