Based on my experience, this type of problem is a common occurrence, frequently because of a desire to get a deal closed at any cost, but it can also turn into a big deal.  

I rehab older homes regularly I’m very familiar with your situation.Vinegar is very effective but the carpet has to be removed and floors mopped throughly.I always use oil based paint primer throughout the entire house then I repaint with my desired color.

If you only desire heating, a flush mount wall heater is much cheaper Than mini split but less efficient than the mini splits.  

One neighborhood can have 3-5+ different pockets or sections with some being way more desirable than others.

Assuming it's not an A+ luxury unit in the most desirable part of town, then I'd usually recommend a plastic shower curtain instead of a glass door, because it costs much less and can be changed easily between tenants (whereas a glass door often accumulates water spots that can be difficult to fully clean after a few tenants...and, as you mentioned, if a tenant breaks a glass door, that could be a costly headache).Also, assuming it's not an A+ luxury unit, I'd usually recommend going with a fiberglass unit (either tub or shower) instead of tile, because tile is usually more expensive, and it can be more likely to begin leaking, and it requires more upkeep.

The central coast is tough due to it's desirability and pricing.

Plus Plus I'm going for top dollar and I'll take every initiative I can to insight a bidding war over the most desirable house in the neighborhood... lol I can dream can't I

I own a condo in Arlington that breaks even every month - I'm keeping it because it's in such a desirable area and has appreciated significantly in value since I bought it.

What are your desired areas ? 

In addition, I'm not sure what your desired cash on cash and appreciation returns.