Selling my home FSBO. What defects am I responsible for?

[Scott K.]

My neighbor's friend came to me and said they'd like to buy my house, which was not yet on the market. She is a licensed real estate broker from California, my house is in Hawaii. We went back and forth a few times and agreed on a price and wrote up a purchase contract using the Hawaii Realtor form without using a broker (no commissions).

The buyer is also going to be my renter until we go to closing, expected in January which is 5 months away because they need to have 2015 taxes filed to qualify for a V.A. loan. I agreed to lock-in the price and sign the contract now because it's bird-in-hand.

While the buyer is renting my house which they will be buying, they are finding things wrong with it -- carpet is heavily stained and worn (it is, my last tenants were awful), there's dings in the drywall (again, bad previous tenants), the mirrors and light fixtures are rusting (Hawaii is humid, things rust fast), and there's bugs, possibly termites.

What, if any of this, am I responsible for? The purchase contract says nothing about getting new carpet or new shiny fixtures. But I want to do what is right without going overboard.