A condo can be better with white, depending on the natural light, and small houses can take to colors well.

Starting small and building a robust foundation before seeking outside capital seems like sage wisdom, especially in light of the current market climate.

I'm perfectly willing to pay for my MLS access, but I don't want to pay the high membership fees for KCRAR.Can anybody shed some light on this process? 

She stayed 6 years & when she left we also found that she had upgraded all the outlet covers, toilets, lighting & all faucets at her expense.

Light cosmetics, generally a quick rehab and low cost

The land is currently zoned for light industrial use and is occupied by several auto repair shops.

@Andrew TerryRehab of 40k seems kind of light.

We threw out cabinets, flooring, light fixtures, planned on new windows and doors, anyway, had vents cleaned.

You'll want to consider this in light of your long term plans - i.e., do you want to have a portfolio of RE properties down the road, or are you expecting to cash out and do something different. 

Please keep in mind that we do not want recommendations for strategies involving financing, as we want to get some core holdings that produce immediate cash flow and not have that NOI reduced by loans at current rates in light of the current cap rates.Also, just FYI, we are in California and no way to get around that residency in time to reduce state taxes.