Just going down to studs, redoing cement board and walls, new tub, new shower attachements, new tile in shower and on floor and then re-installing the cabinet, toilet and vanity I have already done. 

Do I focus on the merits of this deal only or do I lay out my plans for the future as well? 

I have a house 1,240 sqft, on pier and beam, wooden floors, tile in restrooms (2), carpet in bedrooms (3). 

I feel like what I've been hearing is that buyers in the below 500k range are more interested in closing cost assistance then traditional upgrades (i.e. recessed lighting, tile backsplash, irrigation, etc...)

I am excited about the opportunities that lay ahead and look forward to diving deeper into Bigger Pockets.

Cleaned up the landscaping, cleaned up the cabinets and countertops, installed tile in the bath and kitchens, new HVAC, leveled the foundation, ect.

When interviewing a new tenant lay down the law to insure they fully understand how you manage.

I dont like hardwood in the kitchen, so I would do tile.

I frequently visit Harrisburg, so I know the lay of the land, but I'd love the feedback of someone that has been in the market for a while.  

I also have developed a real interest in timber, and my background as an engineer lends this endeavor to be satisfying, intrinsically interesting, and I think the learning outcomes will be fruitful when taking the long view.On the flip-side of this, our primary real estate agent (for on market deals) has earned some credibility and trust from us in that he is NOT an investor, and has no intention of 'competing' with his customers (or even appearing as though he might be).I'm biased but I'd put the heaviest emphasis on the building/construction part of what you're laying out.