New paint inside and out.

Painting those cabinets and adding new hardware or updating the appliances may be better ROI.

If I go that route it may be hard to match the trim elevations.The house also needs touch up paint. 

My entire quote from my contractor for all things done (bathrooms, painting and much more) is around $25,000.

I had some extra cash from painting houses in the summer and didn’t have to use that cash for college tuition since I was approved for a a student loan as well.

Buy a painting. 

Meanwhile a coat of paint in-between tenants that I could have put on myself in my home market would easily cost me $5k in a remote market since I simply can't go there to paint the unit and have to hire a contractor instead.

-does the interior need cosmetic updates - paint, carpet, lighting, or even heavier cosmetics - appliances, kitchens, bathrooms?

(Property manager takes 10%)Rehab would be:45K for new floors, paint, light fixtures, appliances, some plumbing and miscellaneous (one new window, etc) plus new HVAC and ROOF.

We did not need help in deciding what our investment niche would be; we needed help in creating and implementing a tax strategy plan for a married couple composed of a high-income earner and a real estate agent and business owner.