You do such a thorough job with property orientation and setting expectations.  

Out of respect for all of those involved in the negotiations I will hold off on specifics, but will update this thread on how the negotiations go.Rob is extremely organized and detail oriented and has been a pleasure to work with throughout this process.

With prices the way they are ...it is out with the old and in with the new style.

Change the light fixture to one that is more fitting with the style of the room. 

I've used a Tilt n Turn (euro style) window for this purpose and it is much less expensive than the $2500 range I am reading here.

Based on the modest style of the home, I'm leaning more toward Home Depot appliances and finishes than luxury.- Renovation includes making two 1st floor beds into a large master with an ensuite and expanding 2nd floor bath, plus paint, carpets, etc.- Prospect #1's contractor's estimate is $60K.  

The best tenants stayed and the undesirable tenants left on their own after becoming aware of our management style. 

I think you need to do some life style planning first.  

It is class B+, the existing tenants are very stable and medically oriented.

I hope that this is not true, but it may be an old fuse box style as well, and if this is the case I will probably ask for seller concessions to make the necessary upgrades and potentially rewire the entire place.