I suspect even if it is an improvement I could likely expense it under the Deminimis Safe Harbor if under 2.5K anyway?  

It is a safe city?

If you have $100,000 equity in three properties, you can safely put them all in the same LLC.

so, whatever the comps that you need to target are - you go for thosein terms of getting desired rents, certainly finishes will come into play a little bitand then of course you want a safe, high quality rentalone thing to note that is not often pointed out is that, with a BRRRR, the higher you boost the ARV, the higher your mortgage payment is going to be and the lower your cash flowso a few things to consider herehope this helps

Please recommend a SAFE way to invest cash ( ~20k) for a short period of time, about 6 months. 

I’m not scared away by the water and the structure appears sound and safe. 

It involves the fact that the taxing authority and the law firm that they have contracted with to handle the tax suits just do not identify all of the owners who are entitled to be notified that the property is being foreclosed on.Tax sales are usually a mess.The tax deed itself even says that it does not even claim that the property exists, as well as not guaranteeing that you are receiving title.The only way you can be safe is to have a title company do a title search for you.I hope this helps.Good Luck.Michael Lantrip.

I much prefer outsourcing fund administration, legal and taxes to ensure we play it right and safe.

@Shawn Mcenteer has good advice as MTR may be more safe, but also longer stays which would restrict your usage.

When we stopped finding good deals about 5 or 6 years ago, we just started throwing every penny into paying down the principal across our fleet (paying off higher interest rates first, obviously).Looking back, we probably should have invested that money in the stock market because our interest payments were about 4 or 5%, and we could have doubled that with fairly safe stocks, but that's water under the bridge I guess.