@Elizabeth Colegrove I commend you for being willing to color outside the lines, so to speak. 

After beating them up about Code Liens, broken fence, house is bad color to sell, and dog poo in the yard, just ask what they would be willing to accept.  

Work it like a juggling act shifting two colors of money to use more and more of the LLC’s assets and income as they develop for loan qualifying, as the LLC assets build that should become easier not requiring personal assets.

.- She wants a bit of variation in colors (we will approve what we like).- Our Rental Agreement states that she can't paint without our approval.

The reason is that I re-sided and changed the entire color palette, and the light brown shingles that were there looked dated and were the entirely wrong color.I considered both painting them, and replacing with either standing-seam metal or new architectural shingles, but the architect actually suggested that we wanted to minimize the roof, visually.I've been very happy with the results.  

When I told him to just put the basics in and pick the outside and other colors himself.

Another option would be to use a shluter strip or some type.You should caulk all seams with a colored caulk that matches the grout.Sealing depends on the type of tile.

As such, having granite countertops, higher end carpet, multi paint colors, lush landscaping, new kicthen appliances (stainless steel), mirror sliding closet doors, ceiling fans, recess lighting, etc. all cost money but get high returns in my area.One other note: Because I complete higher end quality rehabs, my time on market before accepted offer averages under 14 days!

I use the good stuff -- 12mm vinyl that actually looks like tile in many cases.It's MUCH cheaper than tile (if you include installation costs) and for lower-end flips, I don't think it detracts from the resale value at all.Just my $.02...J, do you mind linking to this flooring at Lowes, HD or somewhere we can check pricing, colors, styles, etc.?

I don't like to be in slum lord neighborhoods, I really like blue color neighborhoods and I hate higher ends neighborhoods.I n my markets I like 4 beds two baths wi garage, purchase and rehab for around 100k to 120k and rent between 1000 and 1200.