That way you will save yourself $20k which you can use to buy another deal.

I estimate this overhaul would save about $200 per month in utilities across the gas (boiler) and electricity charges.

Save it for repairs and for the down payment on the next property.

I usually don't see 12 month of property tax in escrow but that's the only place I see that you can save money upfront (the money in escrow is still your money).

I do have a small bit of capital in savings.

The only saving grace I have right now, for that plan anyway,  is that I have a friend who is an appraiser in the area and has agreed to look at comps to get a good since of what the ARV will be.  

That saves you an additional $600/month you would've had to pay to rent a similar unit from someone else, and the property still appreciates, the mortgage still gets mostly paid down by other tenants, and when you finally move out the property WILL cashflow now that you're getting the maximum gross rents by renting all the units.The deals you're looking at are working, you just need to change your perspective, that's all :-)

I'll be saving your information and look forward to the possibility of working out some deals together.

No, it went into buying the new roof and you’ve been saving all this income just to buy a new roof.

I would know because I Vape (save the memes).