She also offered to paint it as we only had primer on all the walls & then she upgraded all our basic HD light fixtures, faucets, then had her own 'better' kitchen backsplash installed. 

Major cosmetic upgrades along with a new HVAC and roof.

We replaced all flooring, upgraded the kitchen, added 64 sqft by opening a wall, and added a shower to make it two full baths.

@Brian PloszayInteresting Brian- I am newbie and find the math hard for CA even for a primary home upgrade.

Has it been renovated and upgraded?

We also invest in older neighborhoods, where the buyers are not expecting more bedrooms.In my experiences flipping and BRRRRing, aesthetic upgrades are the best return on investment.

@Kevin Manz The electric furnaces and AC units are new, so I won't be upgrading anytime soon, but thanks for the advice!

Building needed a lot of mechanical upgrades, cosmetic work, and had a lot of deferred maintenance.

This ultimately effects my bottom line and depending on a new interest rate, could cost me thousands of $$ over the term of the loan, not to mention every day I can't get into the unit to do needed upgrades to get a renter and my first payment is due 8/1.

You'll likely get something with much less equity if you want it to be livable with no big cash deposit to upgrade before you move in.