You need to look at properties within a reasonable range of square footage, same style, similar fixtures and finishings, similar lot sizes, etc, all within six months and within a half mile of the subject property.

I just want to support my wife so I can retire... she is my cash flow  LOL.. its fund she is super proud.. and I am proud of her I make light of it a little as we have both been in the industry for a combined 60 years LOL.. so you would think we would have learned something by now.

The more experienced you are, the better you can deal with these things.As real estate investors we owe it to ourselves to know (or learn) our business, get good counsel when we don't know or are unsure, and then proceed when the profit vs. the risks give us a clear green light.

If a shower fixture upgrade is already in the plans then try out the new shower head and see. 

My best advice then is tread lightly.

I hate shopping, but was super stoked to see the Ryobi 6-tool cordless set on sale at Home Depot for $199.I already have the drill, have already lost the reciprocating saw and light, so those are nice to have back in the arsenal.

@Joe FunariThat $2,000/year/property...so that covers small things (light bulbs, handyman, etc) AND large replacements (roof, paint, damage, water heater, etc)?

We unified the floors by doing a gorgeous light colored LVP throughout, painted the interior SW Incredible White, new basic granite countertops, new prefab bathroom vanities, new toilets, added a fence to the yard, upgraded all switches to rockers and replaced all fixture with flush mount LEDs.

A duplex runs around 80k turnkey or light renovation.

I would say the brick looks different because of the power washing,  color cast light from the time of day, and color corrections from my professional photographer taking the final pics vs. the realtor shooting it with their phone