The first mistake is believing that there is some black and white answer that will work for all circumstances.  

That's a tough one, however I wonder what white siding, white brick and black shutters would look like?

I bought a home in Cape Coral 8 years ago and have never regretted it. 

You'll want to look outside the city limits to avoid their restrictions.Some areas of note: Marshall, Black Mountain, Hendersonville, Brevard, Connestee Falls, Canton, and Mills River.

The existing half bath was lovingly referred to as the “murder bathroom”, You had to walk down a pitch black hallway, off the mechanical space, and the bathroom was elevated up about 8-10” (giving it maybe 6’-6” headroom) measured maybe 4' x 4' and the walls were made of laminate panels.

@Jay Black I would keep it simple.

You forgot about property taxes and insurance....if the hoa doesn’t cover exterior maintenance/ capes, then your numbers for these are low, and probably vacancy.

@Waylon Black, you can accumulate those losses and depreciation for later, when you might have more rental income.  

But that's how it turned out.There will always be those who want to skirt and use the gray (actually black) including some very prominent gurus who wink wink nod nod. 

Development in the area is pretty much guaranteed to continue for another 5-10 years.I saw there were plans for the Blacks in Wax Museum which is in the Oliver area.