I can say that in my area, a new kitchen spend of say $12k will absolutely bring an appraisal higher by more than that in my areas.That said, the appraisal is only one piece of this puzzle as the rent ratio of old vs new kitchen is of more importance than the appraisal difference. 

The one we're using is great but he/she is a good seller's realtor in my mind and wasn't really forthcoming in good ideas about the whole process, what a good rent might be (still a bit of a puzzle in my mind), etc. so I'm looking for a realtor that might be more BP minded and have experience with REI from my perspective and have good ideas and be willing to share them somewhat as a mentor.Thanks for any advice.

If I can solve this first puzzle, the future projects become so much simpler!

There's always a way to get a good deal done, but being that I'm just starting out with very little capital or experience of my own, my options are limited and this puzzle is more complicated.

Top 9 pieces of the Real Estate puzzle are:1-Potential for helping others.2-Use leverage to keep cash in your pocket for the unknown.3-Ability to raise capital is unlimited.4-Focus on the controllables and invest smart.5-Long distance investing is over-hyped.6-Requires more cash than you think.7-Get started ASAP.8-Pareto Principle-80% of effects come from 20% of the causes. 9-Don't worry about all the nay sayers: market crash, etc.Thank you to all who participated in our unofficial survey!

But then the CPA should say something like: usually yes (or no), except in some special cases.Remember that technical competence is only one piece of the puzzle when choosing any expert.

What really has me puzzled is that you stated there is no HOA.

I think the missing piece of your puzzle is a superstar broker/agent.

It's one piece of a puzzle regarding what people should look for. 

The most critical piece of the puzzle to have reliable "boots on the ground".