hang in there, the market is in a delicate place, but the market can shift from sellers to buyers too. it's been tough for buyers in this market, and depending on which towns you're focus on, the low inventory can make it almost impossible, but don't lose hope!

Most people in the forums will mean well but most of the advice you're going to get won't be verified by an attorney and you don't want to make any mistakes in a delicate situation such as this. 

The whole point of going with HU was to close on houses and to have HU manage them.

. $2650 - 50% - $1700 - $2000 = money pitYou are presently viewing a money pit rental property through rose coloured glasses.  

There is a delicate balance there.

Abuse is a VERY delicate issue, and there are lots of resources for the abused, and friends and family supporting the abused, seek them out.

I paint the cabinets to bring them into this century and install laminate counters in light colours.

@James WiseThanks for your kind wordsTo be honest with you I left the colour of the paint to my contractor/maintenance crew.As it is a rental I did not pay too much attention.

Changing the colour will not have a drastic effect on the amount of repainting you will need to do.

@Roy Hu One of my markets requires this.