1 questionable unit in 4-plex - need advice to make mkt. ready

[Dan Voykin]

I am ready to do a 1031 exchange and sell my 4-plex in Phoenix, AZ. The rents are very high and all the tenants pay on time. 1 unit has my longest tenants that just re-signed a new lease. They have cats (which they pay extra for) and I just did a market increase on them as well. (they pay the most rent out of anyone)  The problem is that the place is really messy and stinky. (think worst case scenario) not hoarders, but the place is really rough. If I go in and fix it, they will mess it up again. If I show it, most buyers will be turned-off by this unit. I was thinking listing the property "as is" Other than that unit, the other 3 are fine. It has 2 new A/C units and the other 2 are less than 4 years old.  Thanks in advance for the advice.