As a first timer, I would recommend paying contractors quickly (as soon as you're satisfied that the work is done completely and correctly) to establish relationships. 

  $15k isn't much - kitchen cabinets, paint, carpet, maybe a few things to bring the property to code. 

All sink will someday leak.  Even mine.  And even my wife doesn't always tell me soon enough for me to fix the issue.

Have you ever noticed that almost every rental has plywood under the sink?

When every you get...

Home does not include kitchen appliances or cabinets.

Agents who say they are going to sue over this are wasting their time. Real

I am working on a project and my client wants to hire an interior designer to pick out the finishes and create a new floor plan for her kitchen. 

With clean out (it was a hoarder house), carrying costs, and the high end kitchen cabinets and counters I bought for dirt cheap, I already have $46k in it. 

Can you do any minor updating of the kitchens/baths and increase the rents further?

Assuming it doesn't need any major work (I would get any home I purchased inspected, of course), it needs at the very least to be completely repainted, the exterior needs to be freshened up with new paint, and it could use new appliances in the kitchen.

I had my flooring person at a vacant property yesterday, we are replacing all the downstairs carpet,,however the vinyl plank in the living room and kitchen looks as good as new