I am also an animal rights nut too, so double bonus.

A loan is static and will be negatively impacted by inflation.If you are seeking favorable tax treatment upon the sale look to a 1031, or better yet, an investment in a property wherein bonus depreciation can be used to shelter your gains.

You can take expenses, bonus depreciation, closing, interest expense and so on.  

Bonus depreciation, transferring regular expenses to business expenses and relying on repairs more than capital improvements are good strategies. 

I have 2x long-distance properties and have had to do this twice now.I had included in my deal with my agent that I would pay him a $2500 bonus after the rehab was completed following the closing and the first tenants moved in.

The biggest bonus of it will be the utilization of a low down payment loan as you are buying the property as your primary residence.

You can also have him send you his calculations for your W-2 income and see if there is any income he is not considering (maybe there is OT or Bonus). 

You should be able to use something called the VA bonus entitlement.

Have you looked into opportunity zone funds or syndications that provide bonus depreciation?

Kitchen, baths, curb appeal, fresh paint are the best investments in a home for value add.You also get the gravy of enjoying the new renovation for the time you remain, so there is a bonus to you as well. $9k sounds about right so financially, it likely makes sense.