Base on comps, you work backwards deducting cost of rehab and expenses.

You're kind of backwards on that. 

That may not be increasing but I don't think it's going backwards either.https://m.orlandoweekly.com/Blogs/archives/2018/08...Do you all get the same positive stability vibes from this "all is terrible in housing" article?

So they are probably not going to bend over backwards for you and will realize quickly if you don't know what you're doing. 

It seems backwards to me, but those facebook ads and late night infomercials of people sitting on the beach sipping cocktails while their bank account explodes are very tempting I guess... 

This is where all the carefully repressed disgust inside you for people who do things like not pay their bills on time, choose to rent instead of own because they can't be bothered with taking responsibility for their own housing, and live pretending that they don't have their neck stretched under someone else's jackboot should be allowed to bubble up and come to the fore.I bend over backwards for my tenants.

My best advice would be to look at similar homes in the neighborhood and estimate what your ARV would be based on those homes and their condition, and work backwards to decide which updates will bring the best value increase. 

I use the following method: Pull compsGet potential rent numbersGet a scope of work (costs & to-do's)Ask yourself what a realistic ARV is - or the find a few good comps you'd like to hit.Ask yourself what level of rehab it will take to reach ARV target.Figure rehab and costs based on ARV target.Add holding costs, insurance, realty fees, etc.Work backwards from target.

Think forward not backward.

Figure rehab and costs based on ARV target.Add holding costs, insurance, realty fees, etc.Work backwards from target.Drop in costs.Rehab.ROI.Etc.