Now if I could only find properties like this on a more consistent basis.Here's a brief summary of the expenses I incurred: Front Unit Flooring Materials 1,743.00 Labour 300.00 2,043.00 Kitchen Paint + Labour 90.00 Countertop 180.00 install and small parts 130.00 faucet 160.00 560.00 Dishwasher Used Kijiji 50.00 install and small parts 200.00 250.00 Laundry Used Kijiji 300.00 install and small parts 200.00 500.00 Finishes Finishing touches 210.00 Drywall, Trim, Install 1,166.00 1,376.00 Painting Paint 216.00 216.00 Electrical 1,316.00 1,316.00 Garbage Removal 150.00 Garbage Removal 150.00 Total 6,011.00 I'm very happy with the way the unit turned out, and think I've got a great tenant in it (She's been consistently paying her rent a week early and unprompted!)

Could always dress it up with nicer trim around windows, update flooring, outlet covers, etc.

We started with foundation, got the roof done, removed flooring and trim, removed drywall where needed, and gutted both bathrooms and kitchen.

The doors are veneer light oak and so is the trim.

That said, if you're finding that there are great deals that you're only missing out on because of lack of available capital, then diverting might be a good way to go, but I would personally try to maintain that 10% as a minimum and more slowly build up that capital (see what other areas of your spending can be cut / trimmed?)

I have even trimmed down my mailings to out of state absentee owners thinking there could be motivation but even those owners believe they have prime real estate and are expecting full retail offers.So, my question is, if you were in my shoes, what would you do?

Removing the plaster is a big commitment because its thickness affects everything, trim, windows, doors, etc.  

Using SW Popular Grey a lot with Dover White trim.

Call a tree trimming company and get their opinion. 

Replaced old carpeting with LVP flooring, installed custom-built closet and pantry cabinetry, updated all electrical switches and fixtures to Decora trim, added recessed lights and switches throughout Kitchen and Living rooms, updated the landscaping for curb appeal, repainted throughout property.