This will add color and make the home more attractive.Third, prepare to drop the price more.

One of my first tenants, even though it was clearly in the lease that repairs or changes are not allowed without written permission from me, put down those old tacky peel and stick kitchen tiles in a bright blue over my brand new neutral flooring, changed out the dining room light fixture, and painted the house in horrible dark colors.  

I've seen decent presentations in the past, that are well laid out, right colors, right fonts, etc.Should I just browse Loopnet to find presentations?

They have a bigger variety of colors and patterns, but don't look as good as Brooks Brothers.I like Lucky Brand and Buckle for jeans and, sometimes, casual shirts.Macy's has a good selection and pretty decent prices.

Granite Shopping is like car shopping, each dealer has different color options  and prices (which vary widely).

The appliances look 5 years old in 1 years time ; are scratched up ; carpets were not in great shape to start but are very dirty / dis colored now.

You are just buying the assets of the business and not the liabilities.Having said that Cold Stone is  a seasonal product of ice cream.

To add some color - tenant is financially in good shape (or at least they were when I rented them the property) and I don't believe cash flow is an issue for them generally speaking.

As an aside about the sign ordinance:Here in San Pedro, I've counted at least 7 different VW Buses , with new paint jobs (each one a different color) advertising 1 hr massage for $ 35.00.

I can work with as little as a room shape and some rough dimensions, but if you have more specific dimensions, ideas on finishes/colors, etc I can get closer to what you want on an initial shot.