Floors have a 10 year life span.

My plan so far is to fence the back yard, redo the kitchen cabinets and counter tops (quartz), add washer/dryer, add dishwasher and microwave, and maybe redo the floors (currently vinyl sheet) but I doubt this will get me $9K on the appraisal.

Or the "brand new tile" floor is peel and stick tile placed on top of the busted up old ceramic tiles.

Ive also saved a lot of money doing the work myself.Ive installed unfinished hardwood throughout, sanded and finished.

I usually take two pictures of each room, from two different angles so it shows every wall, floor, and ceiling.

Did you use prefinished flooring or sand n stain?

I installed new hardwood flooring in her unit and restored and shellacked the woodwork with the expectation of tripling the rent. 

Assume you have new floors today.

Financial advisers, real estate agents, title companies, etc. have taken me to club boxes or floor seats at sporting events, golfing at private clubs, etc.

It is a 1979 build that simply has not been updated.Property listed: 315K Expected ARV: 420k (2 years ago I walked through a unit with the same floor plan in the same building that sold for 415k, units still sell today around that price)Expected repair cost: 20k (I can handle majority of the cosmetic repairs myself)I would put in an offer around 285k and hope to close around 295k.