@Dayne WintersHoboken (preferably Downtown),Jersey City (Anywhere off the "PATH" Train, note the Waterfront, Downtown, and Newport are nicer than Journal Square)Manhattan (anywhere really but the nicest areas are anywhere south of about 70th street)Queens (Long island city, or Astoria near a subway stop)Brooklyn (Downtown, Heights, Carroll Gardens, Park slope, Williamsburg, there are others but that's just the short list)Since your question is a bit limited I am unsure if this is business or vacation and if it is with children or without.

Approx 1/3 of our assets are in rentals, so an advisor that is also a real estate investor themselves is preferred. 

Use the upgrades however do not expect shingles of any quality to realistically last 35/40 years. 25 year shingles will safely last 15 years depending on the climate, attic ventilation, direction roof is facing etc. 40 year might last 25 but that may be a stretch.Metal would be preferred longevity wise however cost prohibitive for a rental.

I have multiple section 8 tenants at any given time and prefer it that way.

I was debating if I should put a SS appliance package in but the realtor thought it would be okay for buyer to 'imagine' their own preferred brands and such.

But I started my journey with a realtor who's name I found here on BP, a PM I found on Roofstock (one of their "preferred" PM's), and an inspector I found online that had excellent reviews.

I think it’s a good choice if you are non-accredited and aggressive.

How do I write an offer to give them 3 choices to pick from?  

Since you're remodeling anyway I'd get a price to run the vent outside and do that if possible unless this is like a C or D property and you're trying hard for low, Section 8 compatible rents.I prefer them ran outside.With that said, no one has ever complained about ductless vents to me.  

I prefer the brrr strategy as well and is primarily what I do.