Also keep in mind egress windows can cost 5k though that also adds value through lighting up the space. 

we do have professional pictures and some light staging. 

One more question comes to light as I continue calculating: I believe the property is cashflow positive at comparable rental rates in the area -- but not significantly so.

We came upon B.P. and are now looking at real estate in a new light.

You can also dig down around foundation put in a perforated 3” pipe on the bottom fill over with a “light layer” of crushed stone.

They also do light staging and photography on the sale, which really helps sell fast for top dollar. 

So there's not a ton of light coming in.   

My thoughts, before my light and continuing education, were if someone paid the mortgage and insurance I was using the property as a retirement fund that I would sell in 30yrs.

That needs to be in place when you close.Change the locks on day 1.You can get a head start on picking out your finishes - floors, cabinets, countertops, light fixtures, plumbing fixtures, etc.You should get a good Realtor on the project too. 

If you lived at my house and left a light on I would send you packing in a nano second .