However, if I had the money I could easily find uses for $30k in improvements (Debating between aesthetic and functional improvements).

As @Chuck Kramer mentioned, there are a ton of 4-7 bedroom high end new construction properties being finished this year and next, so you'll want to make sure that the aesthetic of yours will be unique enough to be competitive when all of those start entering the rental market.

I have had several clients do complete aesthetic overhauls on their purchases.

If there is deferred maintenance and it does not impact safety or the aesthetic quality of the home, then I will continue to defer it!

@Kyle Rosseau Clearly, you are thoughtful about your property's aesthetics and your future tenants' concerns.

Now that you have done some leg work, the next opportunity will benefit from your experience and exposure to the aesthetics and financials of the lost deal.Good luck on your REI journey and please let us know of your success in bagging the 1st elusive deal!

It's in the hallway leading from the living room to the bathroom and the three rooms, so I suppose the challenges if that's done would be the resulting aesthetics and the noise pollution.

We are debating doing it in an 80 yr old SFH that we are taking down to the studs and giving it a very modern aesthetic. 

We added 800 SF and updated all electrical and plumbing and completely renovated with contemporary elements typically not found in historic neighborhoods, such as open floor plan, large closets and master suites (both up and down) and gave the house a modern aesthetic. 

If I did I would only invest in a brick building most likely that has some aesthetic appeal, to better increase my chances of appreciation.