My goal is to become mortgage neutral with my investments.

Add in prop 13 protection.So assume you purchase that $400k unit non-owner occupied placing 20% down and that it is cash neutral at purchase.  

Is it worth doing a deal that is almost cash flow neutral?  

The most important thing for you on this deal is to make sure you have gotten neutral comps and are confident that if in a year or two you want to sell it, your able to without taking a loss.  

But some things that most people would probably agree on are a neutral paint pallet - painting over the dark colors, and cleaning up as much clutter and personal items as possible for the pictures you or your agent will use to market the property.   

It doesn't cost me a lot more to do a neutral color and paint trims white and make the house stand out.

For decor, I would stick to more neutral tones assuming you’re in the mountains.

Authority TIPS: The postcard should be good quality and have a neutral font (not too serious - the font in this post is fine).

ozone machine is used in hotels, after a fire, basically helps neutralize offensive odors. you may be able to rent one at equipment place.Machine is on a timer, you set it leave and 12 to 24 hours later go in and see if it needs another treatment.

The home is move in ready other than repainting the living room and kitchen walls something a little more neutral.