Wrapping the trim . you rent a brake 

Can of Worms once you start you will want to redo everything so put the brakes on now.Paint is the least expensive tool you have. 

It is typical for me to buy a $2000 lien and need to sell the property for $8-10K to brake even.

Has ac window units and no mechanical in the unit to brake. 

However, I think you might want to put brakes on and try to figure what your investment personality is and match that personality with the asset(s) you want to go after. 

However the one I met with said that many of them in my area (Jacksonville, FL) have put on the brakes with lending.

Even if you don't see the inside of a court, your local RE commission can simply put the brakes on you with a cease and desist.

To get true cash flow in this rent range, you will need a bare minimum of 1.25% which puts you all-in at $400k based on $5k monthly rents.Now, if your play is to brake even or even be negative, but this has super appreciation potential, then that may be OK, depends on your tolerance for guess work (appreciation) and potential negative cash flow.

First factor is that I had a really big ticket item come up out of the blue and wanted to pump the brakes after that happened (had to get creative to absorb the cost). 

You are braking the law. no no  your COMPANY is breaking the law.