First is quality of construction.

yes that will most likely disqualify it from VA. you should just remove it. call a local contractor to see how, if they don't want to do it they may be kind enough to tell you how to. since its not popcorn ceiling the chances of it hurting you are almost 0. once it's removed, get your home tested for air quality and provide that to the VA loan officer and you should be good to go

Add great amenities, beautiful photos, clean and new(er) furnishings. 

In the absence of good lighting, as contractor, will you provide your own ancillary lighting, or will you just get by, which could impact the quality of work performed? 

Hire a cleaner to clean the house, they split the cost like its a utility or lawn service. 

I usually set myself a maximum price I am willing to pay per door, but I have gone beyond that on this one because of location and its quality units.

There are many appraisers who will never change the value no matter the quality of your comparable sales. 

I had to look up the facts on PEX and here is an excellent overview:https://www.pexuniverse.com/types-of-pex-tubingIn a nutshell, the letters refer to the production method, not the quality.

Lower price 2 million and below high quality assets many are purchased all cash so they do not care about debt versus cap rate spreads and interest rates rising etc.

So if it’s not you maybe it’s a quality real estate agent or property manager or even other investors.