Most of the time that is Sherwin Williams, but I do have one crew that swears by PPG Porter.Usually Flat for the walls and semi-gloss on trim.Probably the biggest difference maker is the GRADE of paint you get from each place.

If the area is easily graded, I would consider putting in some basic landscaping to supplement and disguise a water relief route.  

Assuming a landlord could secure an investment grade tenant for a long term lease (true NNN with strong guarantee), conventional wisdom seems to suggest it should not matter too much if the property was several states away.

(On a scale of A, B, C, D such as grades in school.)

Note the cheapest grade of hardwood is the same to tenants as the most expensive.For me lowest cost SS appliances (they look nicer than midgrade black or white), cheap granite tile counter top (looks like granite in photos), tile backsplash and wood trim edge, new off the shelf premade builders grade cabinets, 3 tone paint, ceiling, walls and trim complimentary colors (look at model homes in your area for ideas). hardwood floors, new bathroom with tile surround having an accent strip, new vanity.

Currently fully leased at $530 per month (on high side of average for my area) and near a newly completed and desirable grade school which feeds into the "better" middle school.

.$16,000 / yr Net Profit______On a scale of 1 to 10, what do you grade this deal?

If you get the right grade, it lasts a long time and looks very nice.

Grade f- subject followup or whatever.

Here is the list I have put together and others have contributed as well: Online ResourcesAreaVibes gives Jacksonville a letter grade of a D for crime.