I understand the roof and A/C are fairly new.  

So my friend was VERY careful about making sure they could never get out of the backyard.  

I do not know if it will add value, it may if it is uncommon for houses in the area to be insulated. and for $250, well worth doing, it may even help prevent any pipes from freezing in the future. as far as the electric, i do not find that price too bad, the basement will be easy for them to take care of, the 1st floor, they will have to open up the switch and outlets, tie the new wire to the knob and tube and pull the new wire up using that knob and tube wire and re install the switches and outlets, there is some labor involved and is easier with 2 workers. the lights are going to be the hardest for them to do and they may have to open some walls, i would check with the electrician on that and see if you are going to have the added cost of repair and re painting. a lot of times insurance companies will not cover you if there is knob and tube in the house and it was never disclosed to them, so it would be worth it to you for the insurance protection to have it done. over all though, it seems like a good price.

Cut your monthly revenue in half and double your expenses. 

We spent quite awhile discussing that before we even got to loan options I redacted her name for privacy but you can tell I cut and pasted that.. and yes .. the owner of DHM  has gotten on here and said they no longer require the 3k up front.. but then I get these PM's saying its not true.. so that leads to me believe they may size up who they are talking to and tell different stories to different folks?? 

Take your time and find investors that are honest, not the guys that tell you they'll cut you a sweet deal the first time they meet you.Don't have an investor group?

Would like a system that will cut the electric down, does not have to eliminate it. 

Also consider if your baseboards have shoe moulding, how high your jambs are cut, etc.

Otherwise Johnny could be totally trashing his room and nobody would even care to report it because they have no responsibility.

Be careful when evaluating your rental properties.