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@mmagliaro Do you have a photo shot in daylight?
Unsanded Grout might be a better way to go as a base layer for subsequent, higher textured layers. I know Ed is fan though and probably has a blog post about it.
I've had success mixing the unsanded grout with Arizona Rock and Mineral ballast for base ground cover. I put it down with a small spice jar with a scrap piece of panty hose stretched tight rubber banded over the opening. Then I fix it down with scenery glue misted on pretty heavy. If you spray the glue on and you get droplets, it will make the surface too uneven, looks like massive (for N scale) potholes.