There are some optional coverages you should consider if you do get the policy such as Loss Assessment, Personal injury, Water Backup, ...) 

I already had new lawn furniture in place, a gazebo erected, and no way I can tear it back up again. 

She seemed very happy and excited about her first purchase.I never saw her again, but I did see the property again when it came back up for auction on a senior lien.  

If there has been major rehab and face lift of major capital items recently, I could possibly entertain expenses as low as 40% due to very low maintenance costs for a few years, but eventually it'll get right back up to 45-50%, so that's usually what I base value on, knowing that I'll have to get rents up to compensate in the meantime. 

Is the stove/oven/burners clean? 

However the appraiser has to have the data to back up the price for the loan underwriter.

Yeah it definitely seems like optimism is back up and multi family inventory is back down although it seems like prices are still somewhat depressed.

CURB APPEAL: I plan to do a little here but it does back up to some prairie preservation land which is very beautifulGROWING AREA: populating and job growth has been fairly steady.

Should we be in a hurry to save back up in the next few years for a primary residence?

You can also in increase your HELOC credit limit as you pay down the primary mortgage and eventually make it in the first lien to have it as a backup funding for anything you wish to do.