A simple power wash and / or exterior paint job can help for some older homes too...Don't waste your money putting berber carpet in this - you won't get that back ever.

My last tenants at another property didn't report a washing machine water pipe leak for TWO days.

I get the depreciation in the first tax year but essentially just pay it back in the sale so it's a wash in that 1 year/1 day. 

Who here has ever owned a car wash?

That said, I'm not sure this is an optimal long-term strategy for scaling a business, but I believe it is necessary to stay solvent as a new investor.

Wash, rinse , repeatA few specific questions please :1.

Whether buying or selling, I wouldn't wash the laundry in front of the other party. 

It seems she has never used a clothes washing machine either, as she has numerous questions about that too.  

They are now having relationship issues and the house is suffering along with them, its really messy, not like a crack house, but everything is on top of counters, dirty clothes piling up, floors haven't been washed in months.

@Max James I actually like properties with mold issues, because they can get you a discount on the price... but I say that with the caveat that I firmly believe in proper mold remediation, and NO shortcuts (such washing things down with bleach, or painting over problems).