May want to add features about the kitchen, such as the appliances provided.

My life experience on warranties for furniture, appliances, cars, electronics, etc has taught me warranties are a good deal mostly for those selling them.

Obviously more cost effective....What about appliances - do you see an ROI on a refrigerator or washer and dryer?

The IRS has rules in place defining how long a particular item has to be depreciated; Carpet 5 years, Appliance 10 years, Roof 20 years, Building Structure 30 years (just making up some numbers).But as almost always, there are exceptions and conditions.

No doubt the "smart home" or "connected home" is the home of the future - existing homes will be upgraded with time and replacement of appliances, windows, AVAC, etc.  

I also agree about paying attention to the age of the roof, water heater, HVAC and appliances.  

There are beautiful appliances in the property and I would like to swap them out for cheaper ones.

Electrical and plumbing is the same as new construction, roof is 6 years old and good condition, appliances are all in acceptable 6 year old condition.

I would be very mad if someone breaks into my sold house and get my nice stainless steel appliances and not have enough coverage to buy it again for the buyer, I prefer to sleep well at night. 

Is it possible to get approved for a mortgage for $10,000 over purchase price to use for appliances and basic upgrades to an owner occupied duplex, without going for a full 203k loan.