Add shutters, a nice color on shutters and door, maybe some large decorative home numbers, and maybe a pot or two of colorful flowers by the door that tenant can change out seasonally if they want to, trim existing shrubs and mulch any existing beds.  

You'll need pots/pans, baking utensils, bottle openers, oven mitts, and all sorts of random stuff.

And I’d love to know where you think the honey pot is… Tax liens, NODs, non performing notes etc. 

Yes, you will pay into this pot of gold through maintenance costs, etc and there is a heavy reliance on appreciation, but at the end of the day investment is a risk vs reward equation.I have personally used this method 3 times and the tax free money that flowed into my pockets could never be matched by $200/unit monthly cash flow figures. 

But nice stuff like new pots pans couches HUGE TVs etc and the money will come. 

You can also be building your bench while doing so.

With 100K cash, in your position I would diversify my money into two pots - one for SFR or duplexes purchase with cash / refi and use other pot for a down payment on a larger multifamily.For markets, I would recommend looking into Indianapolis, Dayton, and Milwaukee. 

Just be careful, no one gives away a pot of gold!

Of course we never got around upgrading so we still have the laminate ones today and they look just like they did when they were installed - no stains, no knife marks, no burns from hot pots.

She would like to take out the tub/shower and (at her expense) put in a roll-in shower with a built in shower bench and tile the whole shower.