.) $150,0003) Roof Deck (300sf @50sf) $15,000Site ImprovementsHardscape $25,000Landscape $35,000Total Construction Costs $972,000Pre-Construction Costs Architectural Fees (10% excl landscape) $93,700Structural Engineering $12,500Title 24 $500Reimbursable Expenses $1,500Local Permits and Fees $15,000Total Soft Costs $125,700Total Estimated Project $1.1m

I would also recommend getting a quoted price for decking replacement.  

Looking at the estimated arv and knowing exactly how to get there makes me feel like I can tackle anything.I would weigh these things out and start with a small home that needs mostly cosmetic changes like paint, some cabinets, a small deck, a tile backsplash or something like that...enough to get a taste for what it’s like and after that decide if you want to step it up or scale it back.

They share a nice front porch and secluded pack patio and the upper unit has a private deck with a nice view.

"If you bring me a buyer you represent, I will pay 3.5% for you to do the contract up and represent your buyer".I actually have a single little one page contract for just that (I know a lot of people that would rather climb in a warm bathtub with a blade than sign a listing contract).

Before seeing the photos I was thinking "add a deck, or a covered screened patio...create a conservatory feel by allowing the living room to flow into the outdoors." 

Current owner built a two-level deck / large balconies with plumbing and electrical.

Except the roof deck.

They've never, ever changed a filter in their life and never cut a blade of grass.

Actually, it takes longer to park in the parking deck and walk to the building and to the office.Check the clerk of court office first.