If you are getting what you are looking for then I wouldn't be worried about leaving bookings on the table, if you aren't, you may have to tweak your rates (or other things about your listing).  

Ditch the red rug, increase art and add dresser, bedside tables to bedrooms.

Quote from @Don Konipol: We have a saying in Texas that seems to apply to the subject of this thread“Big hat, No cattle”..Classic response @Don Konipol What a great missed opportunity to promote his project, but sadly unrealized.And for those of you out there in T.V. land, there are many ways to verify Everything in the good ole' U.S.A.

Therefore, bringing as little to the table as possible at closing in both the downpayment + closing costs should hopefully still make your numbers work.

By the way, she doesnt turn on the heat then turn it off: she has never turned it on. she uses a small table top electric heater when she's home.Your suggestion is my "option 1" which Im afraid will be too costly for both of us.

It tends to hide marks better.Walls: Neutral tones like SW Repose Gray, Behr Swiss Coffee, or Moore Classic Gray are renter-friendly and modern.Trim and Doors: Use a crisp white like SW Extra White or Moore Chantilly Lace.Accent Walls: For a touch of style, consider an accent wall in soft blue-gray. 

Part of that reassurance comes from bringing some experience to the table and a proven track record of investing successfully.

In my humble opinion, if you want low, competitive rates, fast closings and great service, work with a broker.I'm also an investor and have been on the other side of the table. 

So best next action is to start removing things off the table, take away options, start eliminating things. 

During my Longmont deal, I realized how important it was to have someone who not only brought resources to the table but also shared the workload and decision-making.