There is no chance a DIY landlord can have the knowledge-base that we have, which means a DIY landlord is shooting in the dark. 

Federal law prohibits discrimination etc. in regards for someone to judge against race, color, religion, handicap, familiar status, national origin, etc.. religion, social status.  

Excludes flooring & paintHalf bath - replace everything1ea$1,500.00 $1,500Grout - Dark grey throughoutea$25.60 $0#5932454?

Goals are definitely to do a BRRRR or long term rental to get some skin in the game

That way you'll both have skin in the game. 

Everyone has their own tastes in finishes and colors and no matter what you do, some will love it and some not.

I know that they don't give you much choice when it comes to color schemes but that's not a big deal if you're not living in it. 

I am really leaning towards 1 just because I feel that will cause the least amount of head ache, but my fear is without residents having “skin in the game” utility usage will be extremely wasteful.

Go with something modern and neutral - white, gray or nude colors are great.

Outside of fixing something that is broken, or obvious things (like mismatched wall colors), do you have go-to rehabs that provide the most ARV or is that dependent on your local area and what people value?