Living next door to them and my son being friends with the kids of the visiting family makes things a little more delicate. 

Two options: buy a 5 gallon bucket and paint all the walls the same colour or call around to a few paint stores (usually actual paint stores, not big box stores that sell paint) and ask for mistints. 

I had a call before thanks giving and considering to invest with HU.  

For one, they'll need to have an overall vision for the project and won't want to try to be matching the paint colour you chose once they've torn out all the kitchen cabinets.In some circumstances, putting on a fresh coat of paint and upgrading the floors garners a maximum return on investment.

Kind of a delicate balance, as you can imagine. 

It's a delicate balance either way.

@Amy Hu you need to ask this question of your Persoanl Umbrella company. 

Just to let Josh know, I have thousands of emails, much of it I consider spam, but have hu nundreds where I have been asked if I would participate in deals.....my answer has always been no.

Mostly realtors are suggesting to reduce the price and that is complicating with the HML. instead if the funds are escrowed it resolves the issue fast and without complicating HML and HU form. 

You gotta run people with a delicate balance between tyrannical and motivational.