You could think about painting the uppers in a warm white or light beige, just a skootch darker than the walls. 

A handy search bar in the upper right makes it easy to find previous discussions, blogs, podcasts, and other resources.

There are a lot of small fixer uppers in my town for under $100k, I can do 90% of the renovations myself which will help keep initial costs low and I have $40k in cash to go along with the $100k in equity.

Correct me if I am wrong but Joe Schmoe with no experience and no education can call himself a financial advisor.There is no governing body that administers the term 'financial planner' so I put litte weight into that title / profession, whether it is fee based / non-fee based. 

Our bread and butter are middle and upper middle class families.

A handy search bar in the upper right makes it easy to find previous discussions, blogs, podcasts, and other resources.

Do I want a fixer-upper (force appreciation through renovations) or turn-key?

Books like Fooled by Randomness make it apparent that you see a lot of sucessful people on social media, books, etc; not the graveyard full of dead bodies/failed investors. 

For those looking to buy, having cash on hand can be a game-changer, giving you the upper hand in negotiations and helping you secure the property of your dreams.Sellers, take note: the percentage of the original list price received stands at 94%, a slight dip from last year's 95%.

I have a tenant moving out of an upper unit and a new one moving in shortly.