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For your 6k per 4 unit capex what is the upgrade level and size of your property?  

I would reach out to the tenant and notify them that you plan to increase the rent to market levels and ask if they'd be interested in signing a one-year lease at that rate.

so when I find that first deal I can pull the trigger properly.Getting started is tough since the barrier to entry is high, and the level of the market.Ideally I'll let to partner, JV on multi-family (duplex or triplex, commercial units.

Upper level has been rented out until next March; lower level unit will be available at the end of May. 

I like that CapEx and reserves are set to a conservative level.

I think that's conservative......If you are a note or REO buyer - what level of price inflation are you seeing in your market?

Completely depends on Location, size and level of finish - if it's in a "W" town near Boston or good school area you will be a lot higher than to would in other areas.

If you were putting your sale, that would be different because then, as @Justin Fox alluded to, your buyers will respond to your property on an emotional level and, yes, the woman, will care a lot about the bells and whistles in the kitchen and bath.Two things jumped out at me though: flooring - you mentioned carpeting.

What I have seen over the years, since 2006, is that we can tell the success level of new investors by how often they show up.