But other than giving oak the amber tint that tough, oil-based poly imparts, I've always been a fan of keeping old floors as light as possible when refinishing.

In light of your circumstances, take into account the following real estate investing strategies:Fix and Flip, Buy and Hold, and BRRRR (Buy, Rehab, Rent, Refinance, Repeat)Always keep in mind that careful preparation, thorough research, and modifying your approach to suit your risk tolerance and financial objectives are the keys to successful real estate investment.

I've already been counseled about investing out of state.New Western will send you comps that are not matches & provide you with estimated rehab budgets that are really light and not realistic.

He says he makes $8000 dollars every month- I am thinking he is including his own payroll.If he was passive, he would have to put money to keep the lights on?................

As for the lighting there are a lot of really great new options for LED fixtures that you might want to look into for the kitchen and bathroom.

If you are looking to be more active, there are great opportunities out there for value add on multifamily whether that be raising rents or light rehab projects.

Light colors are the worst. 

Two vacant units need light updating; paint touch ups, updating light switches, outlets, lights, etc.

All this spending and lack of income for many counties is starting to shed its light now and people are going to have significant sticker shock.

He did an inspection when I took out a load bearing wall and ran some new outlets and lighting circuits,  didn't have any issue with me doing all that myself.