I have called a few agents and for the most part have gotten the brush off when I tell them that I am a new investor.

We do not do carpets (they are nothing more than lint brushes attached to the floor), but will provide area rugs for bedrooms.If it is a more C than B- neighbourhood, you could use a vinyl plank on the upper floor as well.

I know there are neighborhoods in Hurst that are pretty static in terms of appreciation.

The industry is pretty diverse right now so it is hard to paint everything with one broad brush.  

Packing the Tesla tonight:Computer - checkUnderwear x 5 - checkTooth-brush - checkDriving tomorrow.

This is a small kitchen so I was thinking painting them white with brushed nickle hardware and a backsplash.

I like the brushed bronze and nickle look.

http://www.nytimes.com/1986/07/13/nyregion/home-clinic-painting-over-dirt-a-brush-with-disaster.html

I would certainly do a lot more research Thomas S. before painting an entire cottage industry (pun intended) with such a broad brush.

That said, I find that approaching cap rates at a county level is too broad of a brush for this market.