Though much of the house was revived with a deep scrub, primer and paint, the three rooms which encircled the epicentre of smoking had to be gutted to the studs.  

I could spend an hour easily pointing out the issues, I won't as some searching on seller financing here on BP should paint that picture.There are other issues, buying at one price and adding to that with some arbitrary amount can put you in a predatory financing/dealing position, if you don't add value to the property.

When you talk to people, you need to paint a picture for them of who you are - the major premise, as defined by Aristotle and Socrates.  

That is a big brush that you are painting with.I invest in South Bend, Mishawaka and Granger.I am also on the Board of Directors of our local REIA.Our REIA website is located at http://www.reia-nci.org/ .Our REIA statement of purpose says the following (cut and paste from the website)..."

Basics like carpet and some new paint would indeed help but they are currently in good living condition.

A tenant may think painting every room purple is an improvement.

May consider painting for a fresh/new look.

If you turn over tenants once a year and you spend 2K painting is a good example of repairs. 

The numbers,Purchase 85K6 units total, 4 are rented out 395.00 each the other 2 need painting and cleaning.24,000 down includes closing cost.Monthly payment 925.00 per month. 

Got a light rehab you can slap some paint and carpet in for 10-15% discount to value, do it as a rental.