2) Minor upgrades like.......replacing vinyl and carpet floor with tile (areas except bedrooms), Kitchen countertops from pretty roughed shape to newer laminate one, cabinets (kitchen and restrooms) refinish/paint over, etc.......

It's the sum of floors, cabinets, countertops, plumbing, sink, fixtures, backsplashes, appliances, lighting and paint.  

Both vanity sinks have the same problem, and they appear to "T" in the wall, though I haven't opened it up, as the cabinets are painted, granite is in, etc.

Kitchen is usable for now, but my wife wants to re-finish/pant the cabinets and I want new countertops (current tops are 4x4 tile with wood trim boarders).  

Individual / accelerated asset depreciation (deduct new cabinets over 5 years or whatever to write off more in the beginning of asset ownership, according to IRS code), 3.

Also, can you recommend any brand of cabinets or place to purchase mid-level cabinetry?

Forgot to ask about Granite and Cabinets also!  

Like the under counter light on to the cabinet & mirror tiles.staging also covers minor defects.

The first surprise may occur in a couple of years, when the first tenant moves out and the investor needs to spend 2k to get the property back into ready to rent condition (the cost of painting, re-carpeting, fixing dinged up kitchen cabinet doors, etc. adds up).

-ask contractors/do research about making the carport a garage-tons of fences in the back yard "compartmentalizing" each area - knock some down, open up the yard-gas heater is only facing the living room - consider venting it to other side of wall (into hallway)...or maybe when roof gets done install central air and duct through the roof-drywall the rear (detached) laundry room...make it a living/storage space, build cabinets above the washer/dryer (to store laundry supplies) and put cabinets/shelves to advertise to tenants that there is laundry onsite.