Now I can do what I truly want which is learn to become Visual Artist....

Many buyers cannot visualize dirt with pipes in the ground.

They will get spots but can be cleaned so get a darker texture for visual benefit before cleaning. 

A full lead free certificate is only needed once and a one time fee to register as lead free.The other test is a combination of visual and dust swipes. 

Pictures with furniture in the rooms does give potential tenants a good visual of the space. 

Perhaps including a floorplan diagram would help tenants visualize the three units in the house? 

I drive by monthly and do a visual inspection to make sure the grass is mowed and there are no cars parked on the lawn, etc.

The new ordinance will enforce going from passing the visual inspection stated now to 12 dust samples testing and that's where the issue is.  

My question is how often does a typical real estate investor use some kind of software like photoshop or other fancy softwares to really visualize the change before they start working on it ?

Some people just cannot visualize or grasp the numbers and need to have it all laid out in front of them.As @Jerry W. mentions - fear is very powerful until you are able to move past it and realize there was nothing to fear afterall, assuming you’ve done your homework and you have a team of professionals to help you.