My current plan is to purchase smaller, fixer-upper type properties (100-300k range) that I can hold on to and rent out to generate some passive income.

Totally agree, just avoided this with a couple who I was helping buy a fixer upper.

I have a reliable broker (licensed RE) who happens to be savvy on finding fixer upper homes whose ARVs tend to be higher than the starting asking price. 

I especially liked the "Fixer-Upper Restriction", the funding fee #'s and the "Additional VA Home Loan Programs". 

But to answer your question.... it depends on the size of the kitchens..... you can get some pretty cheap cabinet for about $100  a piece..... so if you need just a straight run of like 6 ft there is about $500 in lower and another $500 in uppers..... then laminated counters are gonna run about $500 for that size (estimated) or if it’s an “L” shape kitchen then there is obviously more cost to consider..... we’re assuming plumbing needs to be re-run..... thats $1000 for each kitchen..... sinks($50-$100) .....flooring?

I have upper unit tenants moving to lower unit.

You might be better able to find a fixer upper that will potentially cash flow now room by room and rent the whole house (or sell it) out later. 

If you look at just a few properties there could be all sorts of reasons for the price difference but when you examine all the comps and you see market rate for a BR is close to $20K but the appraiser is using $5K it makes apparent how unskilled many of the appraisers are (not all).I had an appraiser once that used a $10K upper on a duplex versus a triplex. 

-Firm offers (no home inspection condition) also have the upper hand.

Hi,My realtor hasn't convinced me he's the best fit for my search for fixer uppers in Northern Virginia, and I recently found a property where the seller is a 60+ year old attorney of a moderately priced property that meets my criteria for primary residence.In your opinion, what do I have to gain financially and experiencially from choosing to solely use a real estate attorney and the title companies and inspectors I've used in the past vs. using my realtor (i.e. facilitate the process and do paperwork)?