Can someone please shine some light and direction? 

Also, if you are open to other asset classes, you might take a look at small commercial spaces in some of the outlying communities as well as light industrial spaces that need some TLC. 

Replaced all lighting and painted all of the cabinets.

Maybe a finding property that's move in ready or needs some light renovation work (paint, flooring).  

Feels like I am being pushed from one desk to another and not getting a clear answer What did you all end up doing?

My W2 is affording me some extra time and I want to spend that time building my REI experience.I am a commercial lighting and interior designer and lighting controls expert. 

@Robert Rixer, I don't know how creative these are, as many are common plays:Valet TrashFencing in first floor yardsProviding washer and dryers for added rentReserved, Covered parkingTech PackagesInternet and Cable contracts, with reimbursementsPayment Plan rents, with small service charge (i.e. bill 1/4 rent each week)Reserved Rental cabanas at poolPrivate pool party rental optionGolf Simulator in clubhouse - fee basedOn site, self serve car wash (quarter feeder style)Charged group fitness/personal training servicesGame room in clubhouse with monthly subscription for tenants (Xbox, Playstation, etc)Changing out high maintenance grass for astro turf or lower maintenance/lower water use shrubberyBut ultimately, I think a lot of NOI increases come from deep dive into understanding EVERY expense and finding ways to minimize them, and/or no outsource them.Train maintenance team on basic HVAC and appliance repairs (find way to get them licensed as needed)Buy paint sprayers for faster, easier turns versus having to hire a contract painter, and possibly repaint whole unit each timeStandardize all finishes, so you can buy in bulk, everything from hinges and door knobs to cabinets, paint colors, and light fixtures.Potentially get leasing people onto lower base salary with higher bonus potentialBulk/bundled insurance across portfolio (even better at scale is to self insure)Regularly test sprinkler systems for leaks.Non-NOI, but benefit to you: partner with insurance agency to get referral kickbacks from your tenant base for renter insurance.  

Sometimes, I see people add bedrooms when it doesn't make sense.It's often not as simple as just putting up a wall because you need lights, outlets, and proper ventilation.

Two ice cold Coors Light, First bourbon is Luck 7, second was Blade and Bow, third will be.......

In light of the fact that the leases are a scam I would not feel guilty but would still try to prove the leases are not valid first.