Account Closed , one thing to consider is that the new tenants know what a smoking deal they're getting, and may not wish to move out at any price since they are paying so far below market.

I went middle of the road.12000 - kitchen4000 - 3 bathrooms300 - Landscaping & patio500 - Drywall repair200 - Paint15000 - Tile & carpet3500 -AC & air handler 885 - Replace hurricane impact slider (that is cracked)2000 - incidentals (outlets, covers, smoke detectors, baseboards, water damage, unexpected, etc.)$38, 385 - Rehab TotalAverage purchase price of recent sales = $135,000  - 38,385  (repair costs)    96,615 - Existing value$75k - 80,000 cash offer within 3 weeks (using hard money @ 60% + ARV)–OR–$100,000 Lease Option (for 1 year)$2500 Option Payment$3550 (1st, last, security, pet deposit - same as rental lease + $25 credit)$1175 months rent ($25 credit towards purchase) x 12 months = 14,100 ($300 more than regular rent)$100,000 (LO purchase price)      2,500 (option payment)         300 (rent credits) $97,200 (to be paid by 3/1/18 at the latest)Exit strategy is to either refinance myself or have my daughter refinance with FHAWhat am I overlooking?

After meeting with the three inherited tenants we soon realized that one seems to be a "professional tenant" (only has a verbal lease, pays $100 less than market rent, and works for a local property management company; which leads me to believe he knows his rights as a tenant and won't budge on anything unless it directly benefits him)The second tenant appears to be a chronic complainer, and the third tenant seems to be no problem at all.I received a call today from the second tenant notifying me that the "professional tenant" who lives below him, is smoking weed and cigarettes in his unit and the smell is travelling to the upper unit and has been affecting his health and quality of living.Apparently in Ontario, smoking in a unit is not grounds for eviction, even if it was stated in a signed lease agreement.

Just taking a shot in the dark for some advice besides "just talk to the landlord".

I will be signing up at my local REIA and will also try to network with a few people in my area. until then I'm shooting arrows in the dark. 

I've also been lightly sanding existing wooden cabinets and using polyshade to stain them dark.

A focal wall in a dark gray color is popular too. 

Even if I paint myself the apartment would take 2 5 gallon buckets at 60 apiece.That doesn't include drop cloth,rollers,tape,buying ceiling paint etc.If the color you are going over is real dark you will need primer and most likely have to patch some walls and do some sanding before painting.2 stoves and 1 fridge 500??

In Washington DC, which has much tighter restrictions on signage, one strategy is to post a sign late Friday afternoon, when the ticket-writers go off duty, and take it down after dark on Sunday.

Looks better than painting them brown even though there are still dark and light spots from old age and wear.