If I do not, the risks of life and limb could increase substantially.

It's important to understand the difference, and I'd recommend sticking with the REIT with depreciation advantages.The Tax Cut and Jobs Act (TCJA) includes a 199A deduction and applies to certain income from pass-through entities (including REIT dividends) and allows individuals to take the 20% deduction against REIT dividend distributions that yields an effective tax rate of 29.6% or 37% (80% for upper bracket filers).

I would stick with carpet on upper floors in bedrooms and on stairs.

We opted to buy a fixer-upper SFH and slowly renovated, painted, and updated it over the course of 2 years. 

If you are looking for a total fixer upper, to a turnkey, you will find it.

.- Install 12" (like upper cabinets) as base cabinets along this wall.

Look for turn key or fixer upper property.

It appears as though there upper management and broker are better suited for vacation rentals and don’t Handel tenant issues well.

Any advice on the fixer upper would be appreciated.  

If you click on the magnifying glass in the upper corner, this is literally asked monthly if not weekly.