Now that we've closed, fixed the house up a bit (basic paint, windows, a few other cosmetics), and have it rented out for positive cash-flow, I'm looking to bring on board a property management company so that I don't have a situation of my dad getting called up in the middle of the night if there is an issue with the toilet, power, etc.If this works out, I'm hopeful to continue learning and also acquiring more properties for my buy and hold approach.  

Has anyone ever rehabbed or marketed their properties with low Voc paints, sustainably harvested wood or bamboo, cork or refurbished wood. energy saving appliances, air filters, fruit trees, water gardens, passive house.I'm thinking this is something I would like to do but of course it's all about economics and these green things usually cost more.

I pay less for very good quality paint at SW and Klingers than the mediocre stuff at box stores based on my volume buying discount. 

In CA, when you disturb, you dispose the right way, that window may be costly, EPA certified painter and disposal will be costly, any kind of painting for that matter, the house is 1920, you need lead tests. as for asbestos, same thing.

I wish my kids would get involve like you I think I ruin them because I put a paint brush in their hands and told them they had to work to pay off their student loans to me:)

Bought a house in September 2014 and rented it with clean-up and paint etc.

She’s put a lot of work and money into the place (new septic, flooring, kitchen and bath updates, new plumbing, HVAC, and exterior paint.)

Not over your head at all...Congrats - you have some good ideas....What I would suggest is a prop that is lower than market based mostly on cosmetics...flooring, paint, minor drywall, possibly cabinets, etc...you can get substantial discounts & still get the 1st time buyers rates & programs & such - then hold for a few years & possibly rent it out....or another option would be HUD foreclosures - they have (in our area at least) a 10 day "owner occupant priority" - before the true investors can even bid on them....much less competition....you may want to look into that avenue as well - Whatever your method - congratulations...

Meaning, clean, rid of junk, paint walls, have a big room with bathroom where it is (rehab it, of course) and then wait to see who signs the lease.

LEAD BASED PAINT: Tenant/Buyer will make sure that all EPA and HUD guidelines are followed regarding lead based paint, as required by law, when restoring or otherwise disturbing painted surfaces that may contain lead paint.