However I have never seen (or been party to) a disclosure form saying "Broken light cover in master bedroom", "Chip in kitchen counter", "Square cut from carpet in closet".

These are some of the other items that need to be budgeted for roof 25 year life span, appliances and hot water heater 12 year life span, hvac 20 year life span, bath and kitchen remodel 15-20 year life span, etc.

My plan so far is to fence the back yard, redo the kitchen cabinets and counter tops (quartz), add washer/dryer, add dishwasher and microwave, and maybe redo the floors (currently vinyl sheet) but I doubt this will get me $9K on the appraisal.

Comps can support kitchen & bathroom updates to get maximum ARV and market rents." 

I also found heartpine planks at work that I refinished and used for floating shelves in the kitchen.

I put $550,000 into the demo and construction of this new single family home with over 2900 SF, 2 stories, 3 view decks, 4 bedrooms, 4.5 bathrooms, large chef’s kitchen with top of the line appliances, huge yard, attached 2 car garage, and built in BBQ, fridge and bar seating for 7 on the backyard patio.

When we renovated the kitchen for the first time in about 40 years there was no special smell and we've ensured excellent ventilation with the reno.

I am a long time real estate investor in the Buy and Hold Model.

I would assume you would want to budget for roof 25 year life span, hvac 20 year life span, appliances and hot water heater 12 year life span, bath and kitchen remodel 15-20 year life span, etc.

We will be remodeling the kitchen, floors, and (unfortunately) windows, next year.