I have gotten the comps for the area , and have factored in the upgrade in which the owner has done to the property , I feel he is asking for about 5k-10K over.

Full cosmetic renovation & upgraded electrical and plumbing systems.

Full cosmetic renovation & upgraded electrical and plumbing systems.

(the home has also appreciated about 35% from the original purchase price through some upgrades we’ve made and market conditions ) and potentially pulling my 20K out and then some if I wanted (I’m not eligible for a refinance and avoiding PMI until I pay down to 80% of the original one so that’s why I’d have to pay the 20k first)Not sure what the best approach here is and would appreciate any insights and previous experience or any correction to my thought process above.

This also allowed me to upgrade the electric, add cable inside the walls instead of on the outside of the house, put insulation in the walls (it had none), and replace the old sash/storm windows.

Any point in upgrading locks and doors?

Initially, the city wouldn’t grant the permits unless we paid for a total replacement and upgrade to the city water main along the whole street - easily $100K and months of effort - a deal killer.

Updates include new roof, siding, HVAC, plumbing, flooring, cabinets, countertops, fixtures, paint, trim and major bathroom upgrades.

You'll want something easy to maintain that blends with or upgrades the appearance of the house compared to the rest of the neighborhood. 

(the home has also appreciated about 35% from the original purchase price through some upgrades we’ve made and market conditions ) and potentially pulling my 20K out and then some if I wanted (I’m not eligible for a refinance and avoiding PMI until I pay down to 80% of the original one so that’s why I’d have to pay the 20k first)Not sure what the best approach here is and would appreciate any insights and previous experience or any correction to my thought process above.