I typically do my own repairs so if out of the blue I charged my tenant they'd wonder what was up.

@Rhonda Blue ours fit up to 10 people so it's harder to get smaller groups.

This is all out of the blue for us. 

I use her strengths (design, aesthetics, colors, ect.) and I stick to financing the stuff we find.

15 years ago I had a PDF that outlined paint colors, carpet brand, cabinet brand, flixture brands, etc.

If it was outlined properly I'd suspect you'd be in the clear, but I'd still say you're in a gray area. 

Quite frankly at this time it seems all we can really afford to do is retuxture the walls and paint everything a modern color with white trim.

I still have not had to replace the carpet after nearly 10 years and its a very light color.  

If I move out, what is my best option to find another place for me to live - I won't be able to afford a down payment for a second duplex at that time, nor should I purchase a permanent residence in a Single Family Home, because that will be adding another mortgage without addition rental income, and I can't afford that.There is so much creativity and gray area in Real Estate investing and I am here to draw on everyone's past.

We purchased a set of sheets for each of the 4 bedrooms in the house that are all the same color/style.