., 2 floor, 3br/2.5baupdated/modern interior paint and white cabinets, likely tied for best appearance in my modest neighborhooddark espresso engineered wood floors, glued down - (bad for a rental?)

It's usually pretty easy to find out what the current zoning is, either online, or by going to the city/county offices and asking. 

The mortgage officer needs the estimate by the contractor that will perform the work once the loan is closed.  

To make this work to YOUR advantage, it needs to be done with office appointments.

Also, I'm in the process of searching for a mentor/or part-time work working in RE office to gain some experience. 

In Michigan, if rent is not received in my office on or before the 1st of the month (the date on our lease agreement as to when rent is due) then on the 2nd of the month, I send my tenants a Notice to Quit. 

One agent event took me to her office and showed me how to prospect.

Also be aware that each office is a bit different.

I agree that a 2-1 is not hugely popular, but for a young newly married couple on the Westside of Northern VA, it would definitely be a viable option, assuming we "modernized" the home a bit.

I was a loan officer for 10 years and have been a real estate agent for 3 years.