It's hard for most to "stay at it" since real estate or most endeavors for that matter are a marathon and not a sprint.

Hi Jason,Like the others, I would paint the trim white but on the cabinets, I would use a product called Rustoleum Cabinet Transformations.

With late payments common from this franchisee among other sketchy-ness we want to try to evict or transform the property to some better use or other franchise or at least a better more fair lease than what was concocted currently.

Learning the rules isn't the fun part of any game, but when you understand them well it makes the game so much more enjoyable - - they can't pull  the rug over you either.Best wishes in your endeavor.

Best of luck in your future investing endeavors! 

My goal is to completely transform my life through real estate investing and live the life I know I am going to create for myself one day.

Please free to reach out, to me, if you feel I may be of assistance, to your Real Estate Endeavors.

Rick H. mentioned, reliance on calculators hinders your ability to think instinctively , objectively, you won't be able to adapt variables in reality that come to play in the analysis of real estate, or law, or economics, or finance or accounting or any other professional endeavor that requires intuition, abstract thinking or layers of relevance of variables in circumstances or situations. 

I hope everyone is finding success in your real estate endeavors or at the very least breaking down barriers.

"Working" on this endeavor is something they actually enjoy.