@Chris Roche properties values in Nashville have increased faster than rental rates. 

For example, if you see 3% appreciation, your paid-off property increases in value by $3k, your leveraged properties increase in value by $12k--quadrupling your Return on Equity (ROE).

Reason why we are asking, is the appraiser will need to justify how value increased by $33.5k.We did a few upgrade ourselves but nothing major that needed a contractor; mostly clean up, fixing fences, changing bathroom hardware, etc. 

Now with time and rent growth, what could be a negative cash flow property might very well become a cash flow king, but that takes patience.Another way to increase cash flow would be renting out rooms in the unit you live in, either Airbnb or longer term.

The downside is added work, increased taxes probably. 

(Supply is also going up, but not fast enough to stop the rate of rental increase.)

Numbers appear high level comparable to the ones above, though both purchase price and renovation need to be financed on hard money, significantly increasing the carry costs.

He would get his first property for his portfolio, and I increase my cash flow by knocking out my biggest expense (rent).

Does clearing away years of overgrowth that has actually starts to affect the integrity of the structure and allows the house to be seen an actually entered increase the value measurably?

unless the neighborhood is gentrifying, C Class is probably not going to increase in value very much.What about the condition?