My favorite multi-family buildings are the Mathews Flats in the Ridgewood North and South Historic Districts. 

(Uhaul for $19.99 a day)Another option I would consider is selling it for $22-25k on craigslist (People can finance vehicles even if they're purchased off Craigslist, so it's a good possibility they can come up with that money) - and then turn around and buy a fuel efficient truck, such as the Toyota Tacoma (My favorite are the early 2000's which can be had for under 10k)Ignore the future family concern for now.

I would wonder what the final outcome would be when painting over with a different color. 

i got a large 3 page brochure from one company, it had good color & gave examples of their recent properties & quotes from clients as well.

@Jon Kepler, I would love to do that and apartment buildings are one of my favorite niches!

I got a full set of nearly new kitchen appliances from someone in an upscale neighborhood who just wanted a different color for $500.  

It was probably my favorite city on a recent Euro-trip, even doubled back.

I consider a B/B- neighborhood a blue color working class neighborhood, heavy rental market, petty crime but not a poor neighborhood.  

Podcast 179 is by far my favorite!

Look at each (distressed) property through Investment-colored glasses, and put your personal likes and consumer sentiments aside - completely!