This puts the agent in a pickle trying to explain why 10k is not enough commish and they should get 15K etc etc even though they have the buyers brokers agreement the buyer wants to use those extra dollars in our case for upgrades not to pay their agent..  

We always send a contractor through to test everything and if broken, give estimates to repair and we can determine then if it is tenant damage and what charges to the security deposit should be.

I would expect start-up costs such as stocking linens/bedding, upgrading certain furnishing and amenities, and pass-through costs for listing on the OTAs (like VRBO, Airbnb). 

Make sure it's rent ready but not worth doing a bunch of upgrades.

We operate in a broken system that is ripe for abuse and fails to protect us.

We have a direct engagement with the manufacturer of Helix Mattresses and we have been using this as a perk to our clients who are either coming onboard with new properties or for clients in need of upgrade or replacement. 

I think if your property has upgrades that make it worth more you may just have to wait a little longer as it seems the overall rental market is taking longer.

Hopefully I can upgrade myself from investing in real estate to Note in a year or so.....  

The REFINANCE part of the BRRRR strategy is broken with changes that Fannie/Freddie made to their cash out refi policies end of last year.

Until then I had been doing it myself but he felt it was time for an upgrade.