Value of upgrades:When it comes to rental property at what point does upgrading the property (granite countertops, fresh paint, new vanities etc.) pay off with attracting the level of tenant that is going to be good to work with?

Your profile says you have been wholesaling so speak of this from a private lenders' or investor's perspective.  

My question / perspective is that I do agree with you that yes a landlord does have to look for clients like you suggested, however from my experience that is just a piece of the puzzle.

I have a problem with it from a principles perspective. 

Are you talking about from a PM perspective?

If a Hard Money Lender feels confident in your projects along with the team and systems you have in place, the project may be considered less of a risk from a lending perspective.

I'm here to learn challenges, perspectives, and benefits of being a REI as well as build lasting connections with people. 

So you are talking from the perspective of a turnkey operator.  

You can also look at the subject from a tax perspective when trying to decide.

Interesting perspective to consider.