That said, sometimes you can use a straight conventional loan if the repairs are more upgrading and cosmetic.

Those upgrades will not see the returns you could get by buying more rental property or even another primary.

Checkout this other BP thread on the same topic If you just looking for basic calcualtors and contract, upgrade your BP account and use those. 

The units with 13 to 15 apartments have coin operated washer and dryers in less than 1 month of owning them 2 units have had their washer broken into 2x....

Rather than wholesale the property now, I have a partner that would like to do some rehabbing and upgrade the kitchen/bathroom as well as re-sand the floors and get the condition of the property up to retail standard.

I do want to do the upgrades, because I do want them to be as happy as can be.

I have had zero issues with the tenants (other than they can be slow to report broken things) on both sides.

I do however see people upgrading their primary residence to now include a home gym, dedicated office space and home theater room..

Made moderate upgrades, put in some nice cabinets and flooring with plush carpeting to make it extremely appealing to someone looking for a cozy SFR.

During the major rehabs on each unit I had to upgrade a lot of electrical & plumbing to meet code.