On the rehab tho if you want to rent it out dont over upgrade.

We also had some exposed wires under the house that required some minor electric upgrades to bring to code.

We are giving people and we want to make our tenants lives better with some upgrades here and there.

It needed to be put outside and upgraded to handle the juice of all of the appliances.

Upgrade appliances, install new countertops, and modernize fixtures wherever you can.

My house was built in 2005 - I don't have new white cabinets (like almost every upgraded kitchen now) or granite/quartz countertops but the cabinets are an upgrade from 2005, bathrooms are an upgrade from 2005 base model, no LVP floors, has carpet and linoleum (that looks like tile from a distance).

If you're doing so willfully, and that can be proven by an examiner, it actually gets upgraded to evasion which can have jail time of up to 5 years. 

The upgrades do not add enough value.  

During the time we lived there we made some minor upgrades/repairs- renovated upstairs bathroom, replaced carpet on 1st floor with LVP flooring, added artificial turf to the backyard, replaced pool pump, and replaced the HVAC system.

With negative cash flow you have to continuously pay out of pocket for repairs or upgrades.