Reason why we are asking, is the appraiser will need to justify how value increased by $33.5k.We did a few upgrade ourselves but nothing major that needed a contractor; mostly clean up, fixing fences, changing bathroom hardware, etc. 

Now with time and rent growth, what could be a negative cash flow property might very well become a cash flow king, but that takes patience.Another way to increase cash flow would be renting out rooms in the unit you live in, either Airbnb or longer term.

It’s appreciated in value considerably while I’ve owned it.I know there is the 250k exemption on profits from the sale of your primary residence but that has to have been your primary residence 2 of the last 5 years.

I will definitely keep that into consideration. and Jason that is most definitely good news.

The downside is added work, increased taxes probably. 

(Supply is also going up, but not fast enough to stop the rate of rental increase.)

Numbers appear high level comparable to the ones above, though both purchase price and renovation need to be financed on hard money, significantly increasing the carry costs.

He would get his first property for his portfolio, and I increase my cash flow by knocking out my biggest expense (rent).

Does clearing away years of overgrowth that has actually starts to affect the integrity of the structure and allows the house to be seen an actually entered increase the value measurably?

@Carolyn BrownYou will not get conventional financing - you will need to get hard money or private investor and be putting considerable $ down for site unseen properties.