Thank you jhmarie - we do have under cabinet lighting! I am hesitant to remove a microwave completely, people still seem to notice it when one is missing?

The current back splash is real tile, yes. And I am definitely veering away from grey tones.

Also - I am not adverse to keeping the hardwood floors entirely, but they do seem to need more frequent refinishing with tenants.

Put a microwave on the counter

I find over the range microwaves difficult because I am short:) They also do not vent as well - but sometimes there isn't any vent anyway. I would place a small micro on the counter - either in the corner or if there is a counter by the fridge, then by the fridge.

I also have a "wood kitchens" idea book and it includes some refreshed older kitchens - might find some inspiration there.

Where you live may impact what you spend you money on. In my area an older wood kitchen would not detract renters as long as it is clean and functions well and not downright ugly. The kitchen does have a good layout.

frankly, as a renter-I'd be thrilled to have this kitchen, honey oak or not. And yes it's easier to maintain than paint.

I understand your concern about contrast, but it actually looks fine together. The flooring. Maybe a shade lighter? I wouldn't deviate too much.

The wood valance is cute, and tile is within the character of the kitchen..and the dining..and I suppose the house.

Don't see the reason to change or/and spay pulls either unless it's something that you enjoy.

I'd change the overhead light unless it's a big hassle.

I'm not a blue walls kinda person yet I like yours. Pretty versatile. If you worry repaint ..but you'll need to look for that perfect color. White of some kind is obvious choice..but you'll loose the contrast with your wainscoting..something to consider..

I think that you'd be thrilled to have me as a renter too, to sum up things lol

and you just made my day with "seemingly awesome community"! aaaa!!

How about staining the wood cabinets darker? https://makeit-loveit.com/how-to-stain-oak-cabinets-vanities This could hold up better than painting and is WAY less work than painting white. Without the honey oak you could do a lighter toned LVP floor. I think the wood edge to the current laminate is a deal breaker. If you put in a new white laminate countertop and white subway tile with dark grey grout (it can be the 12x12 mesh backed kind - quick 1 day project for a pro) it would look to the renter like a new kitchen. Alternately you could stain the edge of the current countertop and use the miracle method paint to make the backsplash a plain white. Get rid of all window treatments, get rid of the wood valance, and put in 4 recessed lights in the kitchen instead of the flourecent, replace the dining nook chandelier with something simple and modern (https://m.ikea.com/us/en/catalog/products/art/70155036/), same with faucet. Maybe paint the white beadboard a navy blue - which is trendy right now. Add new plain brushed nickel handles with the same center to center measurement - you can buy 10 packs on Amazon for very cheap. Make sure the new peninsula top has room for bar seating - a very popular feature. I’ve circled the floor I like best. Light with some dark, but not too much of a fake grain look.

Jhmarie; yes, the kitchen is very functional, and a part of this is almost like therapeutic processing for what to do with this house!Thank you for the heads up about the book. I will have a look for that.

Aprilneverends; well thank you. I am really trying to not get caught up in fads, but I think the state of the place made me focus on the yellowness of the oak. And the oakiness of the oak everywhere in that part of the house!

I always really enjoyed this blue, to be honest. ha!! It contrasted nicely and I got to cackle in my husband's direction every time someone told me they loved it, too. That's the thing I guess, you never can tell.

I am a bit leery of how much the kitchen will change with all of the white and off white in regards to the contrast, and had to kind of giggle at the thought of painting the walls white and the wainscoting blue. Like a role reversal. :D

Fidlfreek; I appreciate you bringing me back down from the clouds with some of your suggestions. Some of your sentiments I had thought of and was considering - all white miracle method, subway tile, lighting updates. Now is the time to pull that big beast down I think - we are planning to paint the ceilings throughout the home. Curious of your thought process- the lighting fixture you linked from ikea, is that to coordinate with the current colored cabinets? Or the shape in general?

Staining the cabinets darker is of course an option, I just don't want this area to feel any more boxed in, I guess. This vantage point is actually the only way in and out of the kitchen - there is also peninsula seating already to the left, FYI.

I actually picked the flooring you circled in the event that I wanted to go lighter or darker with the cabinets, now or later, that there would be flexibility in the flooring color to do so. It's also more of the classic wood look than some of the on trend colors I am seeing out there.

The more I think about it, the more I would like to NOT spend a lot of time painting everything white, but I definitely think I need some adjustments in here.

I find it interesting that none of you have mentioned the appliances or their color - apart from the microwave, which is usually the least of the appliance worries. ;D

I so appreciate your feedback and input.

I think a lot of this depends on your competition. What do the kitchens in your market at your rental price point look like? If yours is already ahead of the game, then you don’t need to do anything, right? If the competition is new cabinets, granite counters and shiny new stainless appliances, well, then maybe you need to up your game. Do you have trouble getting or keeping tenants? (Not actually asking for answers, just what I would think about.)

That said, as a general matter, I would not paint the cabinets. It won’t hold up to renters.

My first choice would be to repair and keep the wood floors. Those are a big attraction for me. I hate carpet so that is a turn off for me (especially in bedrooms because we all have dust mite allergies) but I think this is again mostly a matter of what your competition is.

I would also tend towards leaving the counters and tile backsplash alone. They look to be very clean and in good condition. While I wouldn’t pick that tile, it isn’t a turn off and it works with what is there.

I would change the blue paint. I love blue, but not everyone does and it really stands out, which is not necessarily the goal in a rental. I would choose a neutral like one of the neutrals suggested in this blog post to go with oak cabinets.

I would go with just enough contrast with the existing white wainscoting to make it look deliberate. Maybe the muslin?

I would take down the curtain valences and leave the windows bare for the tenant to cover.

And I honestly would look at replacing the range. Coil electric ranges are the worst. And if I were considering multiple units and had a choice, a coil range could be a deciding no for me.

We think repainting all the blue to white will help a lot. We agree with removing the window valance, and we think changing the lighting in the kitchen and dining room will help. Otherwise we don't think too much else is necessary. Someone who is renting will most likely be happy with it. As long as the cabinets are in good shape and the appliances work.

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Thanks guys ! We're going up to get the house tonight and will get a better look at the condition of the cabinets etc. I'm hoping their dogs didn't chew them up etc and we can see where things are after painting the walls. Fingers crossed that that is the case and we have no surprises. I will keep you all posted and so appreciate all of your thoughts !

Hello again!

So, it turns out there is more damage throughout the home than previously thought. That being said, I have lost a bit of the energy I had to paint cabinets white!

Fortunately, they are in good condition, barring some good ole elbow grease to clean and condition them.

I removed the lacey valances and that was huge in and of itself. The wood floor that is there might be a bit hard ti salvage in places, so again we come back to the flooring . In a surprising twist, I am drawn to the darker woods, 2nd from the left of the peninsula in this pic. But I need to go back and have a look while I'm not delousing!

You can really see how worn the wood is in this pic. Poor baby !

I also had the resurfacing guy come out and had a look at some counter colors in addition to some stuff for the bathroom:

In another surprising twist, I find myself a bit sad to cover up the blue tile ! That was the cheapest of all the surface refinishing bids though, so we'll see where things land once I get more bids in. I generally prefer the two colors on the left, though the one on the right is a bit warmer. Worried about the yellow.

Due to the nature and sheer scope of the work that needs to be done just to be clean and functional again, some of my crazy ideas might be put on the back burner.

But I am now /currently thinking the more brown toned wood, brown or bronze knobs (the knobs are very worn), and maybe some new appliances (definitely needs a dishwasher) might help spruce things up, along with the neutral paint colors.

Interesting side note; I learned today a lot of people are moving towards airbnb in lieu of full time rental of a property, due to a desire for less maintenance, more bang for the buck.