We don't stain our stock unfinished cabinets because I don't like the way the lower grade birch or oak take stain.For in stock (relatively) inexpensive pre-finished cabinets I like Lowes Diamond now Wintucket in cloud gray or Caspian in antique white.

Worth....NW of Ft Worth....380 corridor between Decatur and McKinney, East of the city in places like Fate, Heath, Royse City and you can go south too....Red Oak, Burleson, Crowley, Cleburn, Joshua.   

Bexar county is really expensive.and I thought the kirby-converse-live oak-windcrest area is a gem... 

I’d suggest meeting with the tenants and Charter Oak to explain what’s going on.

(Willow Oaks maybe?

@Daniel Molina Yes, my SFR is in Fair Oaks’ Northridge Country Club neighborhood.

To make a gentrification play I would definitely look in the Heights/Museum District/River Oaks area.

In addition, Chicago REIA has a ton of meet-ups in Lombard/Oak Brook and we also keep track of a huge chunk of the Chicagoland events at https://www.straightupchicagoinvestor.com/chicago-real-estate-investor-meetups.

There is a REIA meeting 2nd Tues of the month at Holiday Inn, Cedar Bluff.

After reading a couple of posts here I have decided to go with J Scott's recommendationWalls - SW Realist BeigeTrim & Doors - Semi gloss whiteCeiling - Ceiling WhiteFlooring is a Gunstock Oak and still debating between Natural Oak or White colored cabinets.