If you've enjoyed a lot of appreciation in the value of your primary home, you may want to start a timer to sell before losing the "lived in the house for 2 of the last 5 years" capital gains exemption (limited; not infinite, but big).  

Kitchen?

After 30+ years being a part-time real estate investor.

It is pretty pricey IMHO for some but worth it as a luxury kitchen item.$349 - Breville the Infuser Espresso Machine - https://www.amazon.com/dp/B0089SSOR6Now this is a semi pro level espresso machine.

I plan on having kitchen remodeled, new flooring out in, and a wall removed.

A HELOC may be an option but I'm full time real estate (no W2) and have a couple properties and my DTI is relatively high. 

New roof, siding, soffit, fascia, flooring upstair, repair fencing, yard work/landscaping, new flooring upstairs, new vanities, kitchen remodel, new paint job What was the outcome?

But I just put a ton of money into the second place for a new kitchen and the first place is not in an area I want to live in anymore.

Also the majority of those costs to covnert to a 2nd unit will need to be capitalized and depreciated, but some things (new appliances, flooring, paint, kitchen cabinets) can be shorter year assets vs. across the full 27.5 and IF it turns out that unit is > 50% you can use bonus as well on those items.

And they had taken the kitchen cabinets apart and burned them in the fireplace for heat.....I salvaged some and painted over the burn marks, didn't look half bad....ya can't make it up, right?