On the contrary, the military provides stable W-2 income, VA loan benefits, a non-taxable housing allowance, and other perks. 

Say you bought they house for $250k and are happy with the returns you are making and then the market dips and the house is now worth $200k, but the return you are getting from the rental is still stable.

It's an efficient system as long as you have a stable tenant base. 

If it's option 1 I would recommend looking into a multifamily in a growing or very stable market that you know very well and have access to easily if its not a market in your back yard.If it's option 2 I would recommend vetting syndicators/sponsors and seeing who is investing in assets that align with you investment goals.

Metal shelf in there too...Agree with cabinets and new appliances, not necessarily granite will look good to renters and appraisers.My mom was a successful realtor and one thing she always did was make the sellers put in metal light switches (and new faucets )a Maybe 5 bucks a piece on the switch plates but one of those subliminal visuals that help people think higher end.

What keeps us in Canada is a little bit more stable markets compared to there, The fact we know BC very well and what pockets are growing, and that some of our investors will only invest in Canada. 

I think you got lucky- if $50 is make or break for her, she probably isn't in a stable situation.

Whose job is more stable?

You want to build your investments on a stable foundation, you can not do that with bad debt pulling you down.Additionally to be a successful investor you must be financially highly structured.

1 and 2.  3-5 year shelf life for paint sounds about right.