We watch the auctions weekly and snag up items for 5-20$ for kitchen cabinets, vanity’s, faucets, lighting and etc. we store everything in our warehouse. 

Very often it's because of a temporary hardship such as unemployment, divorce, illness etc.Most sane people don't want to get foreclosed on as long as they see the light at the end of the tunnel (aka hope).

Street lights, pot hole maintenance, water quality, sewers and hospitals... are vital to safety and the value of your real estate.

I’m torn between selling it and finding an apartment/whole building in Tokyo or doing some light renovations and testing the rental market with the older house.

For 20k in rehab you should have a new ac and furnace, hot water heater, updated plumbing, a new sink in the kitchen and bathroom, laminate flooring in the kitchen, new tile work in the bathroom, refinished floors, new ceiling fans, some light exterior work and some misc etc.

You could even ask them to do a limited scope appraisal where they generate a light appraisal without a site visit and usually for about half the price. 

If the kids want to sell after I kick, fine, but hopefully they will see the light.

Cost was about 3K for framing/door/lights, etc...

This is the simplest method, but it also means your tenants are more likely to abuse the utilities by leaving windows open with the heat or A/C running, leaving lights on, ignoring the toilet that constantly flushes on its own, etc.3.

Then think about putting extra things for safety such as lights that turn on when they sense movement or an alarm system.