The double set of closing costs would be a pretty big blow and probably put me in the same spot as if I used it for a downpayment instead. 

Just to be clear i am not advocating for painting brick.....if you need to change the color of a brick there are stain options available.Some of what my years in the masonry trade have me is that brick and mortar need to breath and painting prohibits that.

The operating company takes on all of the liability that would otherwise blow back on you including: paying property management, paying contractors, collecting rent, marketing, etc.5th pillar is owning everything anonymously.

They advocate buying and holding, not day trading. 

On the second matter, I did not mean to appear as advocating distinct classes of shares held by children not active in the business as a strategy.

I was a member when it was first formed but found they were pandering to the tenant advocate groups.

I'm not blowing smoke here, we have had these cases here with buyers unable to perform and the got hooked!

As for the rehab, I agree with @Eric Greenberg this is a very heavy lift and depending on the area it may require things like a sprinkler system, alarm system, ADA accessibility, high voltage power, and several other things that can easily blow up a budget.

The changes that have occurred over the years has been mind-blowing. 

You also need to realize that there is rent appreciation, your cash flow is likely to increase faster than inflation going forward.Does this mean I am advocating keeping it?