This should help cover the buyer and avoid knee-jerk seller reactions mid-to-late-escrow.As for a listing stating 'cash offers only, no hard money'...sort of ridiculous and from my perspective the sign of the times in this ultra hot, nationwide, sellers market. 

Now we've switched to HD Behr ultra pure white primer included enamel.

From the research I've done so far, I think the Allure trafficmaster regular or Ultra (With click together installation) would be the best bet for durability over tile.

In the near future we will be expanding our features with an ultra-affordable paid subscription option as well. 

I use a gray/beige (it's actually called "Gracious Greige") satin finish on the walls, ceiling white, and ultra/extra white gloss for trim.

This is the easiest for you but it will delay your closing, probably stress out the owner (who is a relative of the deceased owner) and may interrupt your ability to get work done before our ultra-short summer.

When I did my own management, I was sure to make it ultra clear to the tenants what constituted an emergency and what did not.  

I live in San Francisco, CA (ultra expensive market) and wondering if a Turn Key out of state would offer me a safer, higher return, than if I go sourcing a property by myself in a an area like Sacramento or outskirts of Los Angeles.Also, is a SINGLE FAMILY a safer/smarter 1st investment than MULTI FAMILY?

I asked for SW sea salt color in a 5 gallon of behr ultra, which cost $148. 

There's a (very low) minimum commission, which ensures I have reasonable compensation for an ultra-low purchase price - typically it's a wreck and/or REO.