It's just part of modern life.  

Lots of old brick here in the North East was moulded and baked in ground kilns and, in comparison to modern brick which is compressed and fired in hotter kilns, it is far more porous.    

Totally upgraded with granite, kitchen, bathrooms, flooring, modern paint colors, light fixtures, door hardware, etc....maybe looking awesome might get you closer to the higher rent you want.   

Austin had the most advanced, or modern, residential developments across three Texas cities we saw.

hey @Josh Day  first come to mined is that you are well bellow the 1% rule. with Memphis's high Taxes on MFR this will not cash-flow.Your property management can be 10%.vacancy in that area, if in good parts, and the units are modern - you can work with 8%Same with CapexInsurance: get your own quote.Yes, especial in this area it is VERY hot market and most deals don't stuck up. 

Replace old faucets, showerheads, and light fixtures and fans with new modern parts/appliances  this you can not charge your old tenants out of their security deposit unless they break it, but even then if it is old it could not be their responsibility since its general "wear and tear"

One thing about a lot of the houses in this particular area is that because they're all older homes (1900-1940 mostly) just about every one needs "something" done to it to make it a nice, modern, functional house, while ours truly needs nothing, its been totally updated, no compromises here.

It's not a glamorous goal but it will allow us to retire at the age of 30.Our renovations are as follows:Laminate $1.99/sqft20x20 polished porcelain tile($1.07/sqft) w/backer board, thinset, grout $2.85/sqft9' Granite counters $115 pcLow flow toilets $135 pcLow flow Delta showers $200 pcPedestal sink $50pc for half bathsSink faucets from China $54 PCNew bathroom vanities 48" for 2 center units $650 eachNew bathroom vanities 60" double sinks for end units $900 eachNew blinds for all windows verticals in living & dining, minis in bedrooms $500 from StarDecoratingElectric fireplace insert ($250) w/ ledge stone surround ($5.99/sqft) and mantle ($20) $500New doors $42-$64 eachKwikset handles & knobs $500 total for all units Modern kitchen cabinet handles $50 per unitTamper resistant modern outlets & switches-Leviton $200New lights $370LOTS OF PAINT!!!!

Gives it that classic/modern look.The key with granite is to not get too busy of a pattern in it, try to keep it on the simple side. 

Its a large space, about 1000 square feet, and a few modern fixtures and some paint would really make the place nice.