You are already admitting the items are not refuse in that you state they don't have room for the stuff in their unit meaning their intention is to keep these things not dispose of them.

A local realtor would know more than those of us on here.If you are wanting to increase ARV then it sounds like that’s not going to happen.If you just want a nicer home to potentially get a better tenant and keep them longer, then the 1/2 bath would probably help.

I personally wrote up offers on behalf of my clients with $150K over-asking price in Orange County, Ca.  

She mentioned that she had one higher but the person wasn't very serious, so she went with my offer.

Keeping on topic..from a real estate perspective, the demographic is younger, more transient and likely to demand newer and modern amenities.

I would love to pitch this to sellers in my area but want to keep it as simple as possible.

Like that you are personally protected.

I'm a very numbers oriented person, but how are you projecting revenue?

I personally do a mixture of both; investing in NJ (more expensive but higher appreciation) and investing out of state (more cash flow but less appreciation).

The goals you have and why you’re investing will keep you focused on the best strategy for you to build a balanced portfolio.