Post this over on the Decorating forum for more responses, especially for suggestions on specific colors and brands of paint.

I am not a paint expert, but do have rental properties and really like to paint ;)

You have my sympathies. Why some people trash the home they live in is beyond me (although it's not their 'house', it is their home while they are staying there.) Personally won't take Sec8 for a variety of reasons.

We have rental property and for 7 years have been using Glidden Spred Ultra Satin, stock color "Off White" in them. They tout is as 'one coat' but we always do 2 coats (second flies because coverage of first is very good). Only comes in low sheen Satin finish. Not overly shiny, cleans very well. Holds up to higher than average abuse. Has enough 'depth' in the color that it will show a contrast against white. It's economical (on sale I've gotten it for as low as $12/gal at Menards). I checked Glidden site and don't see it, if I recall last can I bought they changed the label. (The Ultra always had a cream colored can with red band on the label.) Stock "Off White" is a good neutral, warm, cheery, will match most any flooring colors and easily adapts to tenants furnishings.

I have not switched because it's a paint that has done well for us. If I were to switch, I'd go to Ace paint. I did use Pittsburgh mid-level paint on one house this summer that we did a major overhaul on. Just for a change. Probably won't make a habit of that. (Not slamming it, have Pittsburgh high end Manor Hall in my own home in a couple rooms and it's good paint. Just didn't care for Pburgh mid-level paint.) In that same house a tenant painted the bathroom with an Ace paint. She was a lousy painter ;) She moved (leaving a mess for me). There was half a can of the Ace paint left, so I gave the bath a good finish coat and hit the areas she missed, etc. Ace paint went on very well, I must say, and once dried felt 'tough'. So if I ever switch from Glidden at rentals, taking cost and performance into consideration, I'll probably go to Ace. (I use a preferred customer card, they regularly send me $5/$10 off coupons, so it helps.)

As far as color, I have stuck with the "Off White" because of undertone issues in taupes/light tans. Haven't found one yet that will blend well with flooring and universally with various tenants furnishings. I have not had a single tenant complain about the color, most comment they like it. I tried with Pittsburgh this summer to switch to a taupe. Poster board samples looked good but once on all walls in certain rooms it takes on a greenish undertone. That's what I want to avoid, so stay with off white.

I have used Glidden on trim, no issues. All houses are pre-1940 construction. 2 have all plaster walls, one has some plaster and some drywall. Only one house has paint on a door (interior of bathroom door) and Glidden has held well on that.

As far as painting cabinets, I spent extra $ on Cabinet Coat. A royal pain for a rental, but longevity and durability does factor in. It's a much tougher enamel for cabinets. One house has cabinets painted 5 years ago with CC and they still look very good. (No abusive tenants there, though.) So far it does not need re-touched as often as a regular interior latex applied to cabinets. Cabinet Coat is a job that can't be rushed tho, so you might not be able to exercise CC as an option at this point.

For scrubbing pre-paint I only use Soilax or Dirtex. Good stuff, gets off gunk. Mr Clean Magic Eraser on bad spots. For primer I use Zinsser Bullseye 123, also good stuff. If new tenants come in I generally give it a refresher coat, no primer. If damage has been done, or bad mess, I prime with Bullseye.

Candle soot has become a problem. So much so that I had to put a clause in the lease about it. I ran into a situtation where tenants burned candles so frequently that the walls had soot that would not come off the paint. Even with heavy duty scrubbing it was a slick, gray, cloudy mess. My HVAC contractor said that scenario could really mess up the mainboard on the new furnace, I put a clause in leases now that any evidence of candle soot of any kind is automatic loss of security deposit. Soy, clean burning or candle warmers are acceptable alternatives. (You can tell if there's soot, can't miss it on the walls, there's either a black streak from the flame or gray 'cloud' if candle was near but not at wall.)

Good luck, I've been where you're at and it's not fun.

Moonshadow -thanks for posting all that helpful information.

You're welcome ;)

"I really don't like white walls and was thinking of going with a cream or beige color."

Why would you care what color a rental is?
Of white is pretty standard for rentals since it will generally go with just about any furniture the renter has.

Brickeyee, because its still my house and I'm proud of it and want it to make a good impression. But if off-white has enough contrast to the woodwork, looks good and holds up well, I'm willing to go with it.