At what point am I responsible for upgrades?

I suggest starting smaller with a small amount of capital because to reposition at MF you will need cash to invest on rehab and upgrade of each unit.

The best strategy for that area would be lower end rentals, doing a minimum amount of upgrading to keep costs low as price is the main motivating factor for living there. 

I upgraded the HVAC and the hot water heater before offering to sell it owner finance.What was the outcome?

I've personally been very critical of apartment syndicators that base returns on near unprofitable deals that are based on raising rents by doing cosmetic upgrades to units.

Quadruplex Cost of 95,000 (going rate for turn key is 135k) 30%down is $28,000Loan rate 5.375 loan amount: $66,500Estimated Tax and insurance around 247 a monthMortgage about 370Rental income $1500 with room to raise to about 2k a month with no upgrades These numbers are all before inspection and appraisal so hopefully I can knock down purchase price at least 5k with the inspection facts.

They have no "skin in the game" and they'll enjoy the cleaned carpet the same for 1 month or 12... and their new carpet in their new rental will be just as clean if not better if and when they decide to move.In my experience, lots of tenants use a change of ownership as an opportunity to get some upgrades.

You have to assume that there hasn't been much maintenance done if the tenants have been there for that long because a lot of upgrades are done during vacancies.

No high end stuff that will run up the bill but upgrades which will make the property worth going to an open house for.

We sometimes provide properties are already renovated and we often provide properties that have not been fully renovated so you can choose what extent of upgrade to do at tenant turnover.