We can fit it in the budget, the numbers still work well, but I'm don't know how impactful it'd be to potential renters and dont want to over improve or waste $12k! 

Long story short, we worked our butts off and to this day don't waste a dollar.For you to succeed you have to do the following:1) Don't assume that people with less than you are victims of circumstance nor that those with more than you were given something along the way.

Instead of wasting your money you might want to print out the harmful effect of not replacing the filter for residents and make sure the tenants always get a copy and warning,     Also you can take it a step further and you can-write it in the lease that "if the filters are not replaced regularly tenant understand that this will cause a $300 repair bill at the end of tenancy, where tech or HVAC cleaning co. needs to come out and clean the system."

@Jaron Walling thank you!

I feel like I’ve got a brick wall..

I'm keen to refinance and build a 3rd smaller rental suite under the existing house as it's on a hill and there's a small workshop space with some rock retaining wall that needs to be replaced with concrete foundation anyway.

Dont waste time marketing to properties you would/could never buy. 

If it’s not, that’s cool—you won’t have wasted a penny and can find something else.

Brokers don't like to waste time and typically bring their best deals to people who can close. 

DIY people sometimes use latex wall paint.Without photos or a move-in checklist signed by the tenant, it could be hard to prove.