I heard on a BP podcast: estimate your cost and how long it will take.....and then double both, and you'll be pretty close. 

By the time things hit the market they're pretty much pricing in any major value add as if it had already been done.

So, while the cash flow on this property may not be eye-popping, it's pretty solid on the income side with room to grow on the top line.

As a fellow NYer I have found it pretty difficult to make the numbers work near me though they may be better by you.

The post was on FB which shows my picture, I don’t want someone acting like they want to do business because they think I’m pretty and in reality they intentions are somewhere else.

They all pretty much are data entry for the information you provide, which if that's what you are looking for is what you will get.

To say here the property, I've crunched all the numbers and heres a pretty once sheet that will put some concrete evidence behind the words I am putting out there.If you need any help with this feel free to reach out! 

They're pretty available, can probably pick a blank up from a big apartment complex and customize to suit your needs. 

all rooms are pretty small, and hopefully light colored floors make it feel brighter. 

. - sounds like you have pretty good tenants who want to live there for a long time.