At the end of the day, in my experience, here are a handful of things that aren't terribly expensive and can really help when multiple ones are done together:- Nice laminate floors throughout (or, if you have hardwood and can get the cost in the same range, refinishing those,)- Fresh paint throughout with nice earthy/neutral tones and contrast - I hate obvious paint patching, it makes a property feel like such a cheap rental, as opposed to a classy little place to live. - When you paint, have the painter also scrape the ceilings if you have popcorn/acoustic ceilings.- Brushed nickel fixtures (or something similar) - light fixtures, faucets, etc.- Brushed nickel knobs/handles (or something similar.)- If you have a couple bucks left in the budget, get new (and when I say new, I mean on sale/refurbished/wholesale) stainless steel appliances.

Some of these stories do make for interesting discussions later with other landlords.Remain neutral in dealing with this person and reject due to an incomplete application. 

We want a discounted property (10% below retail would be real nice) in a decent area that projects at least cash neutral and has a value add that allows us to extract most of our investment back out after the refinance while having increased our equity position (BRRRR). 

There's no reason to have to accept neutral or less cash flow with a 1031. 

My thoughts exactly regarding the market, I thought the large number of available properties for rent was discouraging however my home seems positioned as a better choice due to its location and exterior/interior design being extremely modern, neutral, and appealing. 

Note at $500/month cash flow on the ADU, $50k initial negative position would take 100 months (less if rents are increasing faster than inflation) to obtain a neutral position.  

Its not neutral enough.

Forgoing the rent rate and price being too high I would have that money set aside from the seller with the guarantee.Put it in an escrow account by a neutral attorney.It's just a way for the buyer to feel comfortable paying an inflated price.

When we studied the materials we discovered why; Pete's solution is to use bleach on everything, which was a direct contradiction of the mold professionals' approach (they very clearly said not to use bleach because it doesn't kill the roots, and after the bleach neutralizes you're left with water on the mold which makes it worse in the end).In the end I feel you have to kind of pick and choose what's actually good money-saving material and what's just plain cheap.

Sure if you try and match the same old color it will show but if you add a neutral accent color then perhaps only one wall needs paint.