Tenants hate garish colours and you will have an extremely difficult time renting it if this is not fixed.

As you said you like to mull it over for 2 days - if I were a tenant that would be extremely frustrating to me.

That way you are ready to pull the trigger when needed and don't have to scramble when you find a deal and time is of the essence.

We do buy and hold as well but in my opinion its extremely hard in the current market to find a good buy and hold deal. 

I just have to get the guts to pull the trigger.

Property prices here are extremely high, particularly in the citites, little harder to find the deals, but they are thereCheersLindsay

I'm extremely interested in learning how to invest in real estate.  

I want to get this thing going but this fear of not knowing my rehab costs is making it very difficult to run numbers and pull the trigger.

If they trash the place, I hold them to every term in the lease when itemizing security deposit deductions.Cleaning is a listed expense if it's extreme; no need to list cobwebs specifically.

And still do your home work before pulling the trigger.