These together happen to just put me below a gain threshold tax-wise.  

The living room and dining room was taken prior to painting and still shows the white walls.For those that have fireplaces in their rentals, cost-wise, what have you done to clean up or make the fireplace look better if it's aged?

My advice:1) keep the 10k saved up2) Using a HELOC would be wise because of the low interest rate.

Was going to do it myself but I am over extended time wise on other projects. 

I know how much I can beat my guys down, price-wise, so I know what kind of numbers I am, working with before even starting the project. 

Not only is the liability issue off the chart risk wise do to the fact that tenants are extreamly irresponsible they will also never maintain a pool.Remove the pool or do not rent the property.

@James Wise

Our 10 minute trip to buy some cheese and crackers to go with the wine turned into over an hour.

Protection wise.

Also, I didn't say it would be wise to do so, nor did I address the potential downfalls of doing it wrong, as Brian mentioned.