But, as both you and @Tom McGrew mentioned Scranton has better returns but the appreciation is almost non-existent, case of balancing pros and cons

Yup, and rehab contractors that are “investor friendly “ as well as quality oriented do not exist in Galveston.

You can take a middle road and use the cash from your existing properties to get more, but that will lower your cash flow. 

If there isn't language allowing them to terminate the lease for a specific reason, then it doesn't exist, and they must perform for the length of the lease. 

September 2021Nationwide, existing home sales were down slightly in August, falling 2% after two consecutive months of increases, according to the National Association of REALTORS®.

VA Entitlement Restoration: Veterans can restore previously used VA entitlement by:-Selling the original property, repaying their current VA loan in full, and disposing of the home-Allowing a qualified Veteran to assume their current loan and substitute their entitlement for theirs-Refinancing their existing VA loan into a non-VA product and invoking what's known as the "one-time restoration of entitlement."

I have recently joined a friend / existing team that has a direct connection to a large fund.

Hi Victoria,All of those individuals could hold the solution to your problem but may not necessarily offer budget friendly options as they have their own additional fees for such service.I would suggest speaking with a Carpenter or General Contractor who specializes in Kitchens and Baths as they can assist with the design and execution of the project.As far as some options that you have (without seeing you kitchen) you can refinish the cabinets to update the color, replace the cabinet doors to a modern style, or update the counter top and backsplash.

It is currently being rented out, the existing mortgage on the property is as a primary resident.

>We are targeting a CF of $400-600.I do not want to be discouraging, but the reality is at your rent to cost ratio you are very unlikely to be able to hit that cash flow without being very active in the management and maintenance of the property.I suggest you learn why the 50% rule exists.