Last year when I advertised the property in January, the market was very active and I was able to command the rent at top of the market, with minimal vacancy. 

You might want to think about the resident turnover differences there are in your area with each system.To me, PTAC would be a low class C resident, and still I'd wonder about the turnover (in some instances).If I were looking at these options, I'd look at "Service Life" + "local Maintenance and Repair" compared to intended length of hold for the property, as well as resale value (un-desirability) with each type, and the ability to command market rate rents.Good Luck!

My house is a 3/1 and can keep chugging along the way it is or, like many other houses on the block/neighborhood, can fetch a commanding bit more with bigger upgrades.

You say you would like to add value but you are asking people to tell you how, that is the opposite approach you should take.You are a military veteran so you understand a command structure, working through red tape and perseverance, right?

Over time, I had tenant turnover and at those moments, I was able to attract better tenants, command higher rents, and cash flow more than where I started. 

If the conversation doesn't go the way you had hoped, you may consider a call to their commanding officer. 

Understanding new lease ups and why owners are commanding those premium rents in the area and how much you have to put into the property will help confirm your assumptions on your end.

This property will be our lowest performer in terms of metrics simply because the value is high compared to the rent we can command in our area.

That commands NO respect.Now, if you are BUYING the properties and then reselling NO license is needed and that is the ethical way to wholesale (or have a license). 

That commands NO respect.Now, if you are BUYING the properties and then reselling NO license is needed and that is the ethical way to wholesale (or have a license).