Than I would move halfway and upgrade to another good rental.

I do have a few questions as to what you feel are solid investments in the above if I am looking to hold a property long term as a rental.1) What upgrades improve the price you can ask for rent?

Sell the property but do a 1031 exchange (so you don't have to pay taxes on the sale) but if you do #3, you need to buy a property with a higher basis - maybe upgrade to a 4-plex4.

I purchased it with 5% down payment, then spent another $2500 on upgrades DIY.

I have been looking on Loopnet ( with the free membership - Is it worth the extra $$ to upgrade?)

@Al Williamson it is a good problem to have and I hope as the units are upgraded I continue to have it.

I know there are state programs that offer financial incentives (rebates) to upgrade heating/cooling systems.

We want to make sure not to compare to a really nicely upgraded home and then repair it to a lower quality.There are different "rules" we go by when estimating repairs but for the most part it costs us about $20 a sq ft to do what I call a full gut without the "extras" this includes new flooring throughout, new paint inside and out, new kitchen (nothing too fancy) new vanities/mirrors, baseboards, fixtures, blinds, cleaning, and just a little bit for the landscaping.

Been working on this one for awhile. wifey and I took a walk in out neighborhood and saw a house with a sign on it. contacted the agent, it happened to be in a redemption period. their price was set at 93k. i used to buy houses in our area for between 63-80, but had to put around 20 in them to make them look very desirable. this one was in great shape, so 93k is not that bad. it just needs a vanity upgrade, door locks, paint upstairs and basement and it's done.the loan was very difficult to obtain. we have loans on 11. we found a bank that said they could do it and all i had to do is put 20% down. the day before closing they told us "sorry, you need 25% down". a week prior they said "you have more than 10 in your name, so we can't do it". we had to involve our lawyer to explain to them that they are all in trust accounts and LLC's, so we were ok. that legal bill cost me $800.anyway, here are the numbersPP - 93kdown - 25%interest - 30 yr, 4.499% (payment is $353)insurance - $600 after it's rented. while vacant, it's $942 yearly.taxes ~$2400will rent for at least $1150. my realtor thinks it will be $1300. we will see who's right.simultaneously, i am workin on #13 with the same bank, that's REO and i hope it happens. if we get it, will post numbers after purchase.

Question is in subject... did my account get properly upgraded?