guess my taxes will be less when I file for 2014.The addition on the house only has one air duct and the pipe that burst was run outside the heated space in the attic.Ameren local energy company had an energy audit for $50 on sale for $25.

So lets just take some wild guesses here:Professional Mold remediation guesstimate 10KFully gut and replacement of kitchen (depending on size and quality level of upgrades) can average 10K - 35K.Bathroom full gut and replace 5K - 15K (depending on fit and finish)Central Heat and Air for a 2 Ton unit 10K depending on type, and if you need duct work add another 3K-8KInterior paint 2KExterior paint 2K-5KUsing reverse cost estimating for contingencies add another 7.5K - 10K So just guestimating your looking at 95K rehab costs.

Anyways, keep the colors to a neutral/earthy look.

.--- and you'd better find out what the rules are before you lift so much as a single paint brush, because they are even going to tell you what colors you can use.

Courtney is talking about a ductless mini-split heat pump, which could be installed in an occupied unit with limited disruption.Installing a traditional ducted system would be more invasive due to the necessity of installing the duct work.

I like the idea of getting a quit claim deed from an heir because that would at least give you color of title and standing to pursue a quiet title action. 

I am thinking about removing both tenants asap and trying to get the smoke smell out but removing all carpet, whipping down down every surface, getting ducts cleaned and running an o-zone machine if needed.

Are there some tiles and colors that are trending these days?

Investors often like to look at their investments through rose colored glasses and a D sometimes becomes a C.There is no official rule, but here is how I would look at this: find out what the median price is for a city.

And why do you use this color/tint on your rental?