Building a sport court will run like $30 grand, but would increase your rental value. a 6bedroom 4 bath house with a sport court, hot tub, fire pit, mini golf, arcade etc. will most likely crush it because it's cool.

STR regulations have been a VERY hot topic here for the last year (and even beforehand).

This gem is had vinyl windows, some refreshed baths and kitchens, a newer roof, sleek vinyl siding, and brand-new furnaces and hot water heaters installed in 2023.

First you need to learn to separate the following:Maintenance: usually things related to wear & tear or tenant damage.Repairs: usually broken items like doors & windows, caused by tenant or nature.Capital Improvements: usually expensive things that wear out: hot water tanks, furnaces, roofs, etc.The seller is correct that Repairs & Capital Improvement items should not be a factor for awhile (ALWAYS get your own inspection to confirm).

Furnishings cast slotted for the property." - If you get creative on this maybe it's enough to the make the numbers work. 

Jersey City is hot right now but like I tell my clients the majority of the time I can find them deals that make more sense in Essex County but that depends on the client and what their needs are along with their comfort level. 

I used to have one many years ago and it never got very hot.

Outside Lisbon/Oporto/Coimbra (very hot markets) probably 570€/month on a 3 bedroom condo would be a B level medium rent income.As always, this is theory only, I have no real experience.

However I have had to replace some major appliances recently which had put my in the defecate and added to my motivation to sell (Hot water heater, two refrigerates and a washer/dryer).

WA is not a landlord friendly state, but if you are going to invest in WA, the eastern side has some hot spots like the tri-cities area that may yield good cash flow and appreciation and still be close enough for you to go there when you need to.