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.

We're also lightly upgrading units as they turn over.

Meaning that if you do the necessary upgrades your year two implied cap rate upon stabilization will be much higher.

@Shea StephensWell, to increase your throughput sounds like you'll need to hire some additional help to get the upgrades done. 

My goal is to organize my portfolio finances so I can determine at a glance if I have enough money saved up for upgrades for a specific rental... or quickly determine if I did not allocate enough funds for maintenance for a specific property at the end of the year. 

I've owned rental properties before, but they've been old houses that I've lived in that I've upgraded and then just rented out the old house.