I am thinking about trying to proactively reach out to her but it's obviously a highly delicate situation.The goal would be to flip this place pretty quickly after acquisition if I was able to pull it off.  

This is obviously a delicate topic and can go either way based on your perspective.

We use two core colour schemes (both grey-based neutrals) with half-dozen colours available in each.  

https://www.kylieminteriors.ca/the-best-paint-colours-to-go-with-oak-wood/Grey is in at the moment and a greige is usually a safe bet. 

Real estate is a delicate balance between strategy and numbers.

Typically, I get them out in 24 hours, however you have kids involved a bt more delicate.

Paint colour, cabinets, counter, tile, flooring, locks, pulls, window coverings, toilets, sinks, faucets, ext colours, and on and on... yes, every property in unique, but that doesn’t mean you should be buying 1 farmhouse style, one ultra modern, one apartment condo, one townhouse etc and reinventing your system each time.

This class of tenant is not known for treating rental properties real delicately and often leave the property in disrepair when they leave.

EVERY big retailer has a real estate team.The challenge is really coming from the fact that you don't own the property just yet so "selling" it to the retailer could be a delicate game.

It's one of those delicate situations where I have to commit to the self-management if I'm going to do it.