Sell as is and re-invest.Option 2: would you plan on selling after performing those upgrades?

Actual expenses are far less but buyer has been making upgrades.

Rebranding, unit upgrades, pet fees, RUBS, raising rents to market Lessons learned?

In my opinion, you should definitely upgrade your property and make it more energy efficient, but always stay within a budget.

The only reason for an HOA is so that there's an agreement among owners of a building on the maintenance, care, upkeep, upgrades,.... of common parts of the property.

They charged me 300 for an upgrade to what I already had.

So, there will be two “value adds”: the upgrade of the units and the higher occupancy due to improved and professional management and marketing.

I'd focus on durability and core function rather than eye catching upgrades.

Yes,  upgrading windows triggers title 24.   

Rehab depends on price point and how dated the home is to begin with, in FL I'd say the easy renovations are things like if your bathroom vanity and/ or toilet is a color other than white/ gray it is likely worth it to upgrade.