House had a complete refresh of all interiors walls, lighting, upgrade bathrooms, exterior repairs to stucco, fence repair, granite counters and repaint the kitchen cabinets.

I'm a first time real estate investor looking to buy vacant lots and homes in the Pensacola Florida area.

You will skip the restaurant and head straight to the ... kitchen. )Its better in the kitchen as food is within reach) Want a job at Google.

They won’t be expecting the same money as their neighbors with the shiny new kitchen and fresh paint.Rather than putting all your eggs in one basket, think about using 2-3 different lists. 

3 - How many times will you have to replace floors, kitchens, furnaces, HWH, driveways, porches, paint, bathrooms, roofs, etc...over those 10, 15, 30 year periods?...

Not exact, but you get my point. the only long term debt I keep is on my vehicles as you mention the rate is just so low and being that my wife and are are full time real estate professionals we get to deduct the car expense along with they are both Teslas' so we got that 7500 tax credit each when we bought them... and usually I guy a brand new car (lease every 2 to 3 years or when they need new tires. 

Meaning, you complete a line item repair (new kitchen, roof etc.), pay the contractor, then get reimbursed by the HM lender.

Why waste time re-inventing the wheel if someone has already made all of the connections for you. 

They are looking for location, layout and updated baths and kitchens.  

We thought about setting the timer but the duration can still be as long as 30 min.