If you are there working these days don't count against your 14 days.I am always painting, repairing, upgrading when I am there.

I'd like to spend no more than say $2K on upgrades. 

MF ALL NEED WORK, utilities separated/upgraded & are being subjected to very strict fire safety compliance (we had to design, install & add 24/7 fire sprinkler system monitoring).

I looked at comps and there is one place charging 900 on my street but it beautiful and required a lot of upgrades.

Rate 5.5   5/1 ARM  Payment 900 month rents for $1150 Value $110kPossible Home 4: SFR  would owe 60k  Rate 5.5   5/1 ARM  Payment $550 month rents for $950 month  Good: House needs about 15k upgrade but current tennants.

Is it done sometimes by upgrading with materials that literally are worth less than what we are selling for?"

But want to save it for reserves or any repairs/upgrades

Im waiting to list publicly on the MLS until after my tenants moved out so I could do some repairs, cleaning, upgrades (nothing major) in order to make it presentable..... but I guess the other option would be to just list it now as is and see what happens.....

i think the ADU ordinance presents a lot of opportunities for current owners and future owners. as will all transactions, careful consideration needs to be made for things like water/sewer upgrades but otherwise, as long as you keep that in mind, i see no reason to analyze current inventory as including an additional, future and now legal unit.

I made some very minor upgrades, successfully rented it short-term for a few months, and then sold it after only 5 months for a 20.7% return!