Sherwin Williams "Mega Greige" has been a great neutral for us! 

I have purchased cash neutral properties and experienced better that 50% annual ROI on one of those properties. 

I do property management, but wouldn't be a very neutral source for a review of myself, haha.

If he has not first thing he should do is spend a few bucks on a forester and get a cruise ( timber appraisal ) from neutral 3rd partyto make sure there is not really 100k worth of stumpage on it.  

YOU CAN NOT TIME THE MARKET...you can only be defensive and have an investment strategy that is time neutral..i.e.

It was their first house hack and should be neutral cash flow when they move out in a year.

The 15 year ROI on that is shocking, close to 10% annual return if it has just neutral cashflow and the value or rents never rise.

BUT requesting changes to planned rehab. including; no third floor bathroom, no laundry in basement and no deck, in exchange for hardwood flooring throughout, first floor laundry room, 2nd floor master, vs third floor master with bath. 80% looks net neutral. 

When creating an Asset Protection system it is going to be created tax neutral, yet will have tax benefits, but that is not the purpose of an asset protection system.

Fresh paint in a light neutral color and the place being super clean & not having an Odor (maybe put in air fresheners) & taking nice bright clean photos for the rental listing is the biggest bang for your buck in my opinion.