But I would suggest using a thick primer or an "ultra hiding" paint to cover the brown as quickly as possible.

I've been really struggling to find my first, being ultra conservative.

My brain is jumbled.If I keep it as rental it cash flows $50 a month with ultra conservative expenses 15% capex/repairs, 10% management, 8% vacancy.$50 a month for 45k investment is terrible, right?

Points are just one of the fee's lenders charge you also have junk fees  .. and to stay in business as a lender no matter how you get there combination of junk fee's and points or just points or just junk fees. one needs to make 4k a file.. minimum to stay in business. so with ultra small loans just have that thought process up front know that its going to cost 4 to 5k to get the loan.. there should be enough juice in the deal to allow that .. if there is not then its no deal anyway.. 

How many coats of the 2X Ultra Cover Clear Matte?

For the amount of work involved that is an ultra low return.

Just cross out the parts of the new lease you don't agree with and sign and initial and date next to it.Have all tenants over 18 sign just like you did.In fact I would print name,sign name,initial and date for each area crossed out if you want to be ultra cautious.The landlord will have to agree,come back with a compromise,or get you out.They will have lost rent and reconditioning cost.So if you pay on time most likely they will not want to lose you over this.The fact that they overpaid for the house and are having a hard time covering the mortgage is NOT your problem as a tenant.You didn't hold their hand to the papers they signed at closing.Sounds like they put a bad tenant in and they trashed the place.You came along and the landlord barely had money to fix things.So see if they will keep the regular lease in place and don't get onto them too bad for too many more repairs.It sounds like they are headed to foreclosure or close to it as it is.no legal advice

I'm trying to choose between Allure Ultra from HD and TRQ XD 4mm click from Lumber Liquidators.

I used BEHR interior semi-gloss enamal ultra pure white 3050 for ceiling, closets, and doors and trim (I still have to do the doors and trim.)

I've taken an ultra conservative approach to start and the plan accelerates around year 5.