It also has a finished basement, finished sub-basement, above ground pool with a deck built around it, and a 50x30 outbuilding that has heating, A/C, and a half bath.

I have never paid a contractor in draws for jobs under $10k except as mentioned - my HVAC guy, for example, I know is a small one/two man operator and so I will pay him 50% on the front end so he can order and pay for heat pumps and materials.

I'd love to buy a distressed duplex in my market, but multi-family is over heated and difficult to find.

Lots of old houses well built and completely upgraded on electrics, windows heating systems etc. and I'd pay more attention to that than the actual age.

No central heating, windows units, kitchens and exterior/yard all renovated. 

Apartment residents noted a need for more storage space (31%); a dishwasher (16%); better Wifi (16%); parking (15%); central heating and air conditioning (11%); and in-unit laundry (11%).Renters are willing to pay more for these amenities.

I do not have a company, just running as a sole proprietorship for the time being.I purchased a property in November 2019 and in 2020 replaced windows, doors, some lights, soffit, kitchen floor, tub, added insulation, heat pumps etc.

Dear Mike in the Scorching Heat (we're in Phoenix; we share your pain):You've got a good attitude about family. 

We are planning to install submeters so that each unit will be responsible for paying their electricity, water, heat, and sewage.

Looking for most economical way to add a/c, also updating heat/water heating.