Make sure you are doing some of these things with ROI in mind not just to max out how nice you can make it.Do I see a speaker in the kitchen ceiling, two sconces and a farm sink, big transom between rooms? 

But the kind of exciting that comes from a sinking investment that represents 66% or your net worth is not a goood feeling exciting.If you have options to work again. 

Depending on your tenants and other factors you'll either sink or swim.

Sink?

I do worry about this especially in the newer bathroom sinks without an overflow but it looks like it can happen with an overflow.Not sure if any alarm could help with this.

I have a two story deck that is sinking and pulling away from the house.

But it needs new carpet updated fixtures in the kitchen including sink, floor, cabinets and counter tops and possibly fresh paint throughout.   

You look like you have a very nice counter top and sink fixture but it's not really being showcased.

That's why I'm trying to be conservative.The $22K is roughly as follows:$5K - new shingles (this is a quote from a contractor)$5K - conversion cost to separate utilities + new water heaters (will definitely either separate the utilities or buy efficient, tankless water heaters)$4K - plumbing$2.5K - new carpet and paint (needs carpet in 1 unit only)$2.5K - 4 new tubs, toilets, sinks$1.5K - sheetrock$1K - landscaping$500 - new fixtures, misc.Some of these costs are low because all of the work is being done by my father in law and/or his friends, who give us great deals on labor.

It is typically just a different color of cheap tile (ex use 12 x 12 tan tiles and maybe 6x6 or 6x12 accent row around the top)Pedestal Sinks help and in small bathrooms create more spaceChair Rail Dining/Eating room and just paint the wall white under itThese are just a few ideas I try to do and im looking forward to other responses on this thread.