Regarding the laminate, you can usually find a color match pen/marker used to repair scratches.

I'm wrapping up my first flip in Rockland in a couple of weeks and we have been relatively glitch-free - except that we just learned that the carpet color the buyers want is special order and can't be delivered in timeIf that's the biggest glitch, I'll be pretty darn happy.

Color?

I would like to keep using a cheap, larger format tile (so that we minimize grout lines) with dark colored grout, but need some fresh ideas to modernize it a bit. 

I really have nothing against Pueblo and my families' investment performance there does not color my perspective.

I use Oak (one of the colors, looks like wood) and Sedona (looks like tile) for kitchens and baths.

The color changes every month.

If carpet must be used we use a rental grade in a dark brown color, which helps to hide stains...and just to a carpet clean between tenants.

The mantel is also a rough wood that I suppose I could paint but once that is done, it's done and if it doesn't turn out good then....Some ideas after looking at what others did were to have stone put over the brick to give it a lighter color and more updated look.

You need a place to live no matter what, and I can't imagine rents are very cheap in Portland, so you're usually better off at least having the benefits of a little tax writeoff and mortgage paydown while you own, plus being able to paint the walls the colors you want, etc.I'd hang tight if I were you, see if your market goes up a bit more over the next few years (which I personally believe many will, just my professional opinion,) and try to refi and dump your mortgage insurance (assuming you have it) as soon as possible.In the meantime, hang onto your $50,000, keep growing it, and wait for the right deal.