I wouldnt do 1/4 round, I would do shoe mould.

I am not a fan of HOA's. 

I'm working on my first BRRRR and we'll need new faucets, light fixtures, ceiling fans, and bathroom fixtures (towel racks, toilet paper racks etc).I've looked at Lowes and HD, but are there any more budget friendly sites I can look at that sell tenant proof fixtures?

One thing to be aware of is that there is a lit of mixed use residential and industrial areas that I am not a fan of.

Short term debt on a LOC on the remaining value is possible, but I'm not a big fan of short term debt unless I have a clear path to repay (ie.

What would you guys/gals do in my shoes?

I am not a fan of painted but may try this for some upper cabinets we have in one of our units. 

@Kendra Fowler Huge fan of house hacking if you can do it in your backyard.

Yes, some Angelinos are moving to markets like Phoenix and Vegas, but filling in their 'shoes' are people moving to LA from markets like San Francisco and New York.  

How many of your shirts or shoes have little animals or logos on them??