I added a decent amount into the house (new paint, new hot water heater, brand new kitchen, better layout) but I’m not sure if that’s enough for me to appraise for 20% equity. 

I don't know MA laws, so generically:1) Do you need any lead paint, bed bug, or sex offender disclosure? 

Being a military member I LOVED the idea that the expenses I specifically had to program money were limited to the paint / fixtures inward.  

However, if you are doing cosmetic renovations (paint, cabinets, countertops, etc.), you do not need any forms—just keep track of your spending to share with your tax advisor at the end of the year.The best way I’ve found to keep track of expenses is through a credit/debit card that is dedicated ONLY to your business.

I've been telling my new PM for several years now that I was willing to put money into fixing things up, give the tenants a stipend for painting or gardening or anything they wanted to do to make it their own (long term tenants, most stay several years at least), etc.

We did get negotiate money from them to help with roof repair, but now know they were not honest on their disclosure.Our inspector missed code violations, HVAC issues, pipes that had been worked on and issues hidden that had occurred while sellers lived in the house, signs of drainage and water damage inside the house that had been painted over, completely blocked dryer vent...and we are finding more daily.We have had the house looked at by a structural engineer and HVAC techs that has told us we need thousands (likely tens of thousands) of dollars worth of repairs to make this property able to rent and come up to code for rental. 

We added value by re-doing the whole house, installed vinyl floorings, rebuilt 2 and a half bathrooms, re-painted the whole house, replaced all the hardware in the house, installed new lighting, ceiling fans, re-painted the kitchen, and completely remodeled the upstairs.

From the paint, to the floors, to the kitchen/bath remodel I'm sure it all looked great. 

The biggest impact will be interior paint, trim and doors, upgraded fixtures, bathrooms and kitchens. 

Other leaded surfaces has to be intact, it means no pealing or flaking paint.