What about windows, doors, electric, plumbing, kitchens, baths, floors, fixtures, appliances?

Interior and exterior renovations, added storm shelter, and new appliances.

If you redo kitchens, baths, paint, new appliances, you’re looking at a lot more that 2.5k a unit.

Old brick wood fire-place, Needs paint, Bathroom needs to be updated, and possibly new appliances.

Old brick wood fire-place, Needs paint, Bathroom needs to be updated, and possibly new appliances.

It's like you're saying but a bit more complicated.True, there are components of the property that depreciate over a faster life5-year = Personal property (furniture, fixtures, carpeting, appliances, etc.)15 year + Land improvements (landscaping, pavement, fencing, etc.)BUT, according to the IRS it should be done through a quality engineering based study, otherwise known as cost segregation. 

I even manage their expectations as they are goggling over the stainless appliances and quartz countertops.

Unit 1 get's $825 in rent (1st floor), and has all new floors and appliances. 

His bid is for 24500 but we are paying for floors, paint, cabinets, bathroom materials and appliances separately.  

increased rents, replaced all cedar shake siding, painted whole house, landscaping interior paint, new appliances, remodeled one bathroom.