The ARV of the properties that I purchase are typically in the 80s, I stick with lighter cosmetic, 5-15K.  

I can BRRRR 2-3 properties using the same funds on lighter rehabs.

Lighter, brighter laundry room; maybe some exterior lighting because the parking lot is too dark; Lower occupancy rates that are caused by not having the above items. 

A trend you may see is a minor shift from dense metro areas to lighter suburbs/small towns surround expensive and mid priced type cities.

I think either of the two granite looks that I posted would work since one is mostly black and one is white with some gray and beige in it (although the beige doesn't show much in the photo of the lighter one).   

Look for the Lighter Side Of Real Estate page.

Can you house hack a property that needs a lighter rehab? 

Meh, Paint it. if it was a darker or lighter tone I may say save it but that old, yellowed finish just looks tired. it will look 10x better with an offwhite, smooth finish.

@Julie Smith; @Polo VazquezWelcome to the world of DSCR lending.There's an entire tier of lending that is easier to close, close in rate, higher in fees, but significantly lighter in terms of paperwork required for qualification and it's DSCR or debt service coverage ratio lending.No income verification requiredYou can close in an LLC that you've had or just createdSome lenders allow cross collateralization of propertiesRates go as low as 3.99% on a 30 year fixedYou qualify on your middle credit score and whether the property performs at a ratio above 1.0 (sometimes lower)Max LTV's are 80% on purchases and 75% for cash outSeasoning for decent rates and terms is 6 months from the purchase dateNo restrictions on the number of properties financedHere's a real comparison to a Fannie/Freddie loan (after the lender letter from April that restricted lenders to originate only 7% of their portfolio in investment properties), 150K cash out investor loan at 75% ltv that was 3.375% with .75 discount on a 30 year fixed in March; priced out at 4.875% and a cost of 1.75 discount points. 

The PM does a good job with unit turns, but those tend to be much lighter is scope/duration than what I could use with some other projects that are more extensive and outside of what I would expect from a PM.