I'm worried the black will look too modern. 

From luxury high-rises to modern homes on the mountain side.

I know it will take a little getting used to, but overall I love the modern and simplistic feel.

Include approximate cost of upgrading, modernization and remodeling to items in #8.

My plan is to attract a family looking to benefit from that district for 5-7 years.I've invested ~$10k in new appliances, scraping off popcorn ceiling, and light cosmetic updates to modernize the home.

I’m thinking about replacing the windows with more modern, efficient and functional windows but everyone seems to coo over the notion of original windows.

Even with stagnant rates and duplexes in the $300k range, you can easily achieve $1,600+ for a 2 BR, giving you well over the 1% benchmark.

We would only use one of the following and have required our borrower to use one of these for their PD insurance:Foremost InsuranceAmerican Modern InsuranceBankers Life and CasualtyWhy?

Some carriers will also offer an endorsement that lowers premium if you agree to use modernized versions of repair methods (i.e. drywall instead of lathe and plaster) - these are cost savings to them in the event of a claim so make sure you get a lower premium for it.  

Buy the book Modern Real Estate Practice in NC I'm not sure what the current edition is at this time, its 8 or higher.