Prior to this clause, my tenants paying $800 a month had nothing but USDA prime aged steaks in the freezer.

Another thing I'm struggling with is the two bedroom closets, Should I keep them as they are or swap the doors so the main bedroom door is for the closet closest to the perimeter wall? 

I can buy 6 to 12 pound restaurant packages of steak for really cheap. 

@Marc Macialek if you are in an attorney close state then your attorney can hold the money.

What are the 5 properties or units renting for that are closest to what yours look like in the area?

One of the closest to yours is a 3/2 on Wescott Bay with a short walk to Roche Harbor.

I've always had the "lease back to owner" in my pocket, but I've never thought about doing an escrow holdback like you mentioned above.The closest deal I did to something like this is I held $1k in escrow for current owners to be out in 3 days. 

Just search through the list and find the market closest to you, look at which brokerages have done the most in that market, and call them up and ask which loan officers do the most renovation loans at their branch. 

Sell to a landlordPick the one that gets closest to achieving your goals or results in the smallest loss.

So, why not look at properties closest to where you reside most often.