-- As I think I stated in the post, expenses include:( Ins + Property Tax +Maint & 95% occupancy rate)-- $2425 is gross monthly rent-- The $35K is my estimate to redo bathrooms, kitchen , paint & retape split corners & paint outside as it is still in it's original decor from 1968 when it was built.

I just usually don't have the budget for it.Floor & Decor in metro Atlanta has a pretty decent selection of tile...although lately there has been a shift to 13"x13" tiles and it's getting tougher to find decent 12"x12' anymore.

I too looked at lumber liquidators, and builders direct, as well as floor and decor, and all the local outlets.

In doing so, I noticed that the house looked 100x better with their furniture and decor up.

Anything about decorating and improvements?

;)I hope you don't mind me also giving you some decorating tips for it  :)

Floor and Decor in our area has started carrying these.

How do you account for the purchase of staging items?

As a realtor I have seen so many decor jobs painstakingly done by somebody's wife that were a total waste of money and ended up getting gutted upon closing. 

Instead of me freshening up the house with neutral colors to appeal to the masses, the new buyers could pick out their own paint colors, carpet, etc and decorate to suit their own taste.So which is the better way?