But if you are handling this as a flip, just putting it in a list...Upgrades to the house since its purchase on August 2018:  paint living room, paint master bathroom, new kitchen counter, terracing yard with retaining walls, planting XX bushes and plants, adding drains to basement and yard, replacing living room lights, …The idea is to honestly market the house, identify the work, but do not focus on it. 

There was a large black spot on the carpet from where the previous owner let water overflow from his plants he would water, didn't know that until after I closed.

I’d run like a bat out of hell from a lagoon or a water treatment plant , though.Again, it is best to get some input from an experienced operator but consider this:  if a newbie who has just been reading books and listening to podcasts can pinpoint red flags, you know that’s a deal to run from.  

The new Volvo plant is within 30 miles away and has already started producing cars. 

I've got a good handle on what the property is worth, but am sticking a bit on the value of planted pine.  

The city plants a tree and grass in the curb strip/berm near your property.

The property is not currently on the market but I'm very interested in planting the seed to see if there's any interest in selling.

Same with the sewage plant.

Plant something in between to join them together and either remove or seriously shorten the one on the left. 

I've seen typical numbers of 1%-2% higher than your current rate.If you are using a HELOC as part of your strategy just make sure you have a plant to pay it back.