I was too stubborn and I just did not listen.

Even if you do paint/stain it, you need to make sure it is clean before doing anything-preparation is everything.Not sure how well paint would stick to those surfaces or wear. 

She is very stubborn and says she’s tired of maintaining and paying the bills every month, she is eager to just move a tenant in.

I would check for water stains on the ceilings and leaks around the windows as well as soft spots on the floors.

The upside of that is when they move out (because you won't be renewing their lease), if there are ANY stains; you can bill them 100% of the cost for that carpet because it was brand new when they lived there (okay maybe not 100% as it will be a few months old when they move out, but 95%). 

Probably a light sanding, a coat of stain, and about 3 coats of clear will make them shine!

I use Dunn-Edwards velvet for walls (please note that while stains wipe off, it’s easier to do touch ups with eggshell), flat for ceiling and semi gloss for trim.

Those waiting for a recession will be waiting for a LONG time...it isn't happening this economic cycle, the stubbornly high inflation rates indicate that.A few points above to reiterate: (1) real estate is LOCAL, while there may be some worrying trends nationally, the Harford County market is strong and will stay that way IMO, (2) timing the market is generally a fools errand if you have a long term outlook (if you're looking at short term investments then timing factors in more), (3) if you're looking for a place to live (not strictly an investment) then there are a lot of other important factors to consider.Bottom line is that if you have the means, and if you intend to own the place for 5 or more years, I personally wouldn't hesitate to jump in.

It really depends on the condition and if the person smoked indoors and was a heavy smoker.You are going to have to wash all of the surfaces with TSP, chances are you will need to repaint (especially if they've been there for 10 years) and may need to stain block the ceilings before painting. 

Many prefer white because it looks upscale and like a nice hotel, but lots of hosts have been moving to light gray to help with the staining and spots that can occur.