If they want to pay $1,300/mo as is, saving you the Reno cost.

I would also share pros and cons of paying taxes on the windfall versus owner carry.

I’m not sure if it has a pay bill feature, or checks.

This is good pay for them. 

He only wants to answer you if you pay him & his stuff is very expensive. 

Within a few years, I was able to pay back every penny I owed my family.

However, hauling away a truckload of items and cleaning beyond standard expectations could reasonably be charged to the tenant, as it goes beyond normal use.Goodwill Gesture: Since this tenant was great for 5.5 years—paying on time and caring for the property—you might consider waiving part of the cleaning cost as a goodwill gesture.

If your friend is unwilling to pay that then move on.

Meaning that if you fund a $5K EMD and then decide not to close you lose the EMD, or you pay for an inspection up front and risk missing out on the deal while you're waiting for the report.

I read about a 1091 exchange and if i reinvest my money into another property within 6 months then ill avoid paying the taxes on it. is this a good plan, if not do you have any other suggestions.