Even at that rate it does seam to make sense, especially in light of the 15% gains tax I would get hit with selling the equities for the down payment. 

Hi Ariel,Rule of thumb in low cost of living markets like mine is $10/sq ft for light rehab, $15/sq ft for medium and $20+ for heavy.

Irrespective, any eviction is an absolute last resort...it's really foolish to throw that term around so lightly. 

For a newer investor, I would tend to think that a "light" value add project would be worth pursuing, such as one with rents 10-20% below market with some inefficiencies in management, expenses and vacancy slightly higher than the market average.

It's similar but better, has a light inside.

Dark laminate with sherwin Williams ellie gray, white cabinets and brushed nickel hardware/ light fixtures is what I like

Hmmm light bulb. 

I would go with a light/medium grey color.

Updated kitchen, bathrooms, new flooring, new paint, new appliances, new living space in basement, updated lighting fixtures, new landscaping, plus more.

Many electrical boxes in ceilings are not intended to support more than a low weight light fixture and I'm sure no one on this forum wants a spinning fan dropping onto a tenant's bed.