You can see the gray plastic of the new drain above. 

This makes wholesaling a very gray area. 

Is it possible it's more of a gray area if I sell to a retail buyer as opposed to an investor, like I usually would?

There are literally hundreds of grays.

Maybe a darker gray and white trim then?

I just don't like the gray area that surrounds them in the state of MO, so I don't buy them there.

Law on her rights, if she did file some PO, is slightly gray right now.

And I agree with that, but you're getting into a gray area with FHA.  

So ultimately the way she originally deducted those expenses during that gray period was the most advantageous way for me to handle them... and now I feel bad about being ready to fire her that quickly.

I took a couple trips to Aberdeen / Grays Harbor and Longview where the numbers were enticing but wasn't thrilled with the future outlook of the area.