Typically, kitchens and bathrooms will give you the best return, but each market is different, so some background work is required.4) If you do not have the time to list the properties, why not use the friend for a discount, but as Jacob said, that is assuming he is good.

Negotiating hall bathrooms cooling is trick, electric base for heat is easy to do to but negotiating cooling there can be a bit tricky but there are split zone ductless units that can handle this situation.Googling 'in wall HVAC' or 'in wall hotel style ac' will get you plenty of retail places that will match the supply house price a non tradesman will get.

The tiles in the bathroom and the flooring on the 1st level was done by a single person in about a week.

I'd agree, you can do it if you want to, although I'd skip it in the bathrooms and I usually prefer carpet in my bedrooms and I think tenants do too, but tastes may be different in TX from WI.

I looked the bathroom trim being offset with tile.

I have run it through the calculator a few times but im still not certain. heres the infoSmall 570sq ft single family home 2 bedrooms 1 full bathroom recently renovated new kitchen cupboards, flooring appliances, fresh paint, upgraded windows and siding, new shingles on the roof. it also has a completely fresh slate in the basement ready for any reno i want. single detached garage nice yard and close to town walking distance to everything.

There is around 5-9 cats (he is obsessed with cats and let's them breed in the house) their litter box is just the bathroom vanity cabinet. 

We added a kitchen and bathroom.

However the roof is leaking and there is sitting water in the bathroom from the rain early in the day.

I am sure, the dog went to the bathroom in there plenty of times.