It even had all new appliances. 

All the appliances are probably way past expiry.I am contemplating on changing the layout so the main house has 3 BR and 2BA with kitchen on the back side of the house with ocean views (vs facing the street side).Converting the current kitchen and dining over garage to another bedroom with attached bathroom (one moved from downstairs to upstairs).

Boasting granite counter tops, luxury vinyl plank flooring, custom alder cabinets, stainless appliances & a pantry - the designer inspired kitchen is a dream workspace for the household chef.

That means you won't be able to do the roof 25 year life span, appliances and hot water heater 12 year life span, hvac 20 year life span and others i could name.

@Paul Gallardo Would probably get the most bang for your buck by updating the flooring to something like vinyl planking, updating the kitchen appliances, and as you mentioned looking to update/upgrade the heating system throughout the house. 

That is a great question it really depends on how many properties you own and truly what the value is that each property you can also find a really good CPA that understands how to depreciate individual items such as carpet, Cabinetry appliances etc.

Still have to budget for roof 25 year life span, appliances and hot water heaters 12 year life span, hvac 20 year life span and I could list more.

Off the top of my head, that amount covered:- Carpet, vinyl wood floor, ss appliances, painted everything, bathroom tub and surround, replaced all water lines with pex, all new interior doors and hardware, new seals in about a dozen window sashes, light fixtures, gutters, kitchen counter top and sink, trim, new AC unit, new registers/vents, and a bunch of other little stuff that my GC had to do that added up ($)!

Offer her a bribe, of $500 or $1000, or a new appliance(like a HEPA air cleaner) after you close escrow, but she has to agree to not to talk to any prospective tenants or to not be there on open houses,etc.

Roof 25 year life span, appliances and hot water heater 12 year life span, hvac 20 year life span, and other I could name.