Have the AC checked out and rehabbed if needed.Ask her if she wants new living room and bedroom carpet, if so, apartment tan.Paint the walls inside if she would like that.Take her drapes down and take them to the cleaners for a spruce up.Redo the exterior paint to a modern color, and keep an eye on the roof.Have the yard spruced up if it needs it, plantings cut back, trees trimmed.Since she is a friend of the family, I say make it nicer place for her, since she was so nice to you.I would probably leave the kitchen alone, other than a new vinyl floor.And swapping out the bathtub for a walk in shower might be a lifestyle enhancement for her (with ADA grab bars).Of course you don't "Have" to do any of this.

The more value I ad as a wholesaler the the higher quality investor I seem to attract and retain.

Horizontal being the infrastructure land, roads, untilies, zoning, stormwater, Ect and vertical being anything to do with the actual structures like ADA requirements, mean of egress, life safety, fire protection, energy conservation, etc. 

Derrick WatkinsPros: 14 day free trial, geared towards real estate, MLS integration Cons: Expensive and not much information about itCost: Needs confirmation, their company hides the cost from their website: “$97, $197, or $297/mo” from online review Hey Ray what are your thoughts of Podio plugins-- I need to get Podio set up to use the way I want for rental/property management, acquisitions, flips/construction/development  etcI think I'll be starting Podio today, I just don't know if I should ad a plugin like INVESTORFUSE to avoid the hassle of set up... 

I have been advised that medical marijuana use is not considered a reasonable accommodation under the ADA and HUD has issued several memoranda stating that its use is not allowed (even by disabled tenants using it for medical purposes) but that public housing property managers are not required to evict for infractions.So, I guess you can have it both ways.  

@Perry Ivy the ADA doesn't apply to residential housing for the most part (see HUD's website).

She wanted me post the available date on rental ad as Dec 3.

Sometimes the content is stolen without the pictures (this has happened to one of our local landlords; I know the description they always use and the rents they typically charge and saw a scammer ad that looked and sounded phony stolen from theirs).It is suggested not to include the address or a picture of the front of the house in the ad as this can reduce the risk of the ad being stolen. 

I took into consideration every piece of advice that was posted on here, and I revised my ad, as well as decided to accept pets with an extra fee and deposit.

Unless someone pays that bill they will not turn the water back on & will then ad a lien to the property.So let's assume your tenant hit the road.