I would just do in stock Home Depot cabinets and countertops, Subway tile backsplash and add some wains coating in the dinning room and some great high end looking light fixtures through out.I could go on for pages but hopefully your getting my thoughts.Good luck Alicia

"sugar coat" LMAO.     

Re:Boggleheads BooksMake Most of your Money Now,Financial BuffWhite Coat InvestorAny Fiduciary Fee Only Advisor will help you.  

I have never, ever, ever heard an investor talk about their growing portfolio of 100s of units valued at $10s of millions and say yeah, we just throw a sloppy coat of paint on everything and slap down a floor, screw it, they're just rentals you don't have to live there.

I won't sugar coat it entirely, the housing stock is old and a lot of the houses need work (more often than not, a LOT of work). 

I had a tenant who moved out and she was burning oily candles all day everyday and all of the walls had a dark waxy coating on them, the carpet was in terrible shape, and her kids drew on the wall everywhere.

Quote from @Eric Coats: My biggest struggle right now is finding a deal that works.