My problem is I don't want her to say she hasn't moved and I get in trouble she definitely has not stayed here in 2 weeks and she is using the apartment (I didn't move out) as a storage she also left the hallway light on and God knows what other light which since she moved her account to her new apartment I am responsible for the bill now.

Unit interiors were reconfigured to the new bedroom count and upgraded with all-new flooring, recessed lighting in all rooms, and decor.

The two I've come up with are 1) offering to paint one or two of the rooms - they pick the color, I buy the paint and do the work or 2) giving them a "budget" of up to $X (X < 100 or so) for new light fixtures - they pick the fixtures from anywhere, locally or online, I buy the fixtures and install them.Personally, I like the light fixture idea more - they're (usually) a lot faster to install.

The only fixtures in the apartment that aren't on the same circuit (including the attic) are the second outlet in Coco's room and overhead lights in living room.

With this investment, I would hope to invest in the SoCal area (Have been eyeballing Santa Clarita/Lancaster, if anyone from those markets would be able to shed some light on my Newbie mind.

Thus, $1,000 per month per unit which seems light for the area so conservative.I don't have time for rehab factored into my calculations right now but I can afford to pay for the whole mortgage while I get it up to speed then hopefully repeat the whole process again in another year.Thanks for all your input! 

Stick with the 20% rule for a buy and hold or settle for less in light of the margin opportunity for a 4 unit property?

I'm not trying to make light of your question, but it's a BIG question. 

*We used traditional mortgages (twice in England) and moved into fixers while we added value, and then moved into the next light fixer and added value. 

Never heard of it in 5 years, but definitely possible, especially if you have a light record2.