This can improve my cash flow on the rental to about $600. 

It's a VA Loan so other than the funding fee and $15k flooring improvements and around $15k for something else (bad memory) I have nothing else in the house.

Pricing adjustments occur for things like loan-to-value, occupancy, and even loan size (ie. pricing improves on bigger loans because the margin is higher).

Do the research thoroughly and upfront on the buy side so that you know what is realistic to expect as far as the improved value goes, and don't bank on setting new records when doing so.

@Edward C.Northern suburbs seem to be doing well (Cedar Park, Round Rock), but given the amount of growth there coupled with low inventory it makes sense.  

Inventory shortages and rapidly increasing prices create an onslaught of challenges and market driven circumstances that often take more effort and involvement, and the damages that we risk causing can be very costly, to our clients first, and ultimately for the agent. 

Mortgage and capital improvements are excluded.

Aging MLS inventory, seller motivated by capital gains tax trigger.

Are young professionals moving into the neighborhood as first time buyers, starting families and improving the neighborhood or are they moving out?  

Finally, I schedule a walk-through with the tenant during the first 7-10 days of ownership so I can document the condition with pictures, talk to the tenant about maintenance issues, or project improvements during the next turnover.