I know I can put the contractor/material costs into the cost basis of the property but is there any way to include my work i.e. the material for a bath and kitchen is relatively cheap as compared to the labor you pay.  

Here are the photos I took yesterday MayflowerWe are waiting on Kitchen cabinets, flooring done, windows and doors this week. 

We tiled the bathrooms and kitchens, replaced two missing compressors, repainted and repaired various drywall and carpentry issues and refinished the hard wood floors that were under carpet when we bought the place and we fenced in the back yard.

@Antony Gayden They are all two bedroom units with basements, we are totally re-doing bath and kitchen, floors have to be refinished, new appliances and electric, some plumbing, all walls have to be recoated a few windows, paint.

Here's the bad: the kitchen is hideous!

I assume it has original kitchen (likely not original appliances) and bathrooms - will you have to update them to stay competitive with the market?

Fair condition, needs AC, updating in kitchen. clean up and landscaping.

I would like to change up the countertops in the kitchen and bathroom, repaint and tear down a fake, unpermitted wall. 

I figured sharing our story may be motivation for some folks as well as keeping me thinking about it until we are ready to buy house # 2.The House: REO purchased,  3 bedroom, 1 1/2 bath ranchMajor Renovations: We gutted and reconfigured the kitchen to be usable.

If numbers still good contact a hard money lender depending on if im able to buy out right - house is in good shape i could sell it for market value as is since its tenant ready or update the kitchen (newer appilances) make small upgrades sell for a profit / many options just not sure how to approach a lender  going to search forums on here -- this is me speaking out loud if anyone can correct my approach  or offer any advice that would be great as this will be my first investment property greatly appreciate you reading - Ivan