Get an actuarial assessment of the pension fund's health from a neutral 3rd party. 

Unless they’re falling apart, I wouldn’t replace cabinets.I would 100% paint an updated and neutral color in the house.

Typically, you want to aim for at least being cashflow neutral which if you research properly the market you should be able to find.

(loose neutral wire causing intermittent light and outlet operation)In another unit (the other side of the same duplex) we replaced the entire kitchen sink drain system from the strainer baskets to the trap.

Even though it's legal and they say they can remain "neutral" it's like you coaching your son's basketball team and you coaching the other team at the same time for the same game.

Is that good, bad or neutral, if looking for a long term tenant? 

That is pretty close to cash neutral with my estimated expenses (certainly not acceptable cash flow on day 1). 

It is really hard to find something close enough to the city in a decent neighborhood that you can be cashflow neutral.

Properties that start cash neutral or a little cash negative quickly become cash positive at the first or second rent increase.  10 years down the road, they are very cash positive (assuming no equity extraction).These are not ordinary times. 

But we may be able to get a cash neutral with conservative cost estimates at 80% LTV (but no one invests $100K+ to not make profit so cash neutral is not good).