Nice thing about this bath is tub is white and cast iron so no need to rip out we did 5000 for kitchen including new appliances, cabinets and tile.

You will have clogged plumbing, appliance repairs or replace, water heater replacement, roof replacement someday, carpet, paint, etc. 

:Up and Coming Duplex2 bed 1 bath unit that will rent for around $1600 (conservative estimate)1 bed 1 bath for $1000annual taxes 5kBeautiful street with walk to quaint shops and restaurants, should virtually 0 vacancy due to Portland rental market.Rent ready(new paint, solid appliances, refinished hardwood floors, mature low maintenance landscaping ) but could improve 1 bed unit for several thousand only.Will likely sell for around 450K+(similar property 6 months ago went for that, I offered 430K and missed out)Should I put in an offer and for how much?

Most landlords see their goal as having fully-occupied units, rented at market or above rates, with long-term tenants that fulfill their responsibilities, not uber-concern with old carpeting or cheap appliance fixes.

But painting the house, putting in new flooring, stainless appliances, granite counter tops, and sprucing the house up does add value.

I bought a mobile home off my uncle using a line of credit for 21500$ It was an old dump so I have made it nice again put in new floors, a few appliances, painted everywhere.

Also the Lifecycle Building Center near the West End https://www.lifecyclebuildingc...It's a crapshoot as to what they have but ususally at a minimum a good source for sinks, doors, toilets and large appliances

Who do you use for appliance services in the Cedar Rapids, Iowa area.

My CPA is also wanting to depreciate the entire renovation expense over 27.5 even though there's personal property components with a 5 yr depreciable life where we could take advantage of 100% bonus depreciation.I argue that improvements shouldn't go into the cost basis and instead as operating expenses since the renovations were done under the normal course of business especially since a nice chunk is for labor/contracted services as well as actual improvements, material/supply purchases and personal property components (i.e. carpet, appliances, kitchen countertops etc). 

If you say two years on an average (means two turn-overs every year) then you repairs and capex could easily be eaten by tenant turnover leaving you will nothing for the roof, water heaters and appliances.