Needs paint, carpet, light fixtures, and trim.

Its a fairly thin deal, but super light rehab and its a short sale I put under contract when inventory was tighter than it is now...I've bought 3 houses since saying I'd buy this thing.

People that actually know how to change a light bulb, paint a fence or run, repair and put gas in a lawn mower have long since left.

No way would that be a good option.However, in addition to lowering your rent, you have some other options that you didn't list out so wanted to throw them out there:- do minimal landscaping that costs less than what you would lose on the lower rent - this adds long-term value to your property and keeps the rent at your rate- do a move-in special that costs less than what you'd lose on the lower rent.

To give you an idea of the circle it was the type of neighborhood that when the city wanted to come put light polls in all the neighbors got together and petitioned the city to allow them to put in the classic light poll at the end of the drive rather then the tall yellow light, light polls the city was going to do.

In most of my properties there is an Austin feel - we use a lot of hand made steel planters and black rock gravel in the landscaping, metal roofs, and screened in porches. 

Lower the insurance deductible, leave a light on in the house so it looks occupied, screw backdoor and downstairs windows closed or cut pieces of wood so windows can't be opened, put a privacy fence around the backyard, blinds, timers to make tv or lights go off and on every so often, leave kids toys out front, set bear traps along the perimeter of the hvac units and cover with leaves.

Lack of participation by members and some red flags that leave me uneasy led me to become more informed.It has recently come to light our HOA has not been paying bills.  

The property is in good shape, just needs some light updating.

At first I was going to hold and fix a little (shower ) and rent , then I decided I want to rehab landscape , put a new fence up make it more valuable and sell.