Mover’s are picking up my daughter’s things in 3 weeks so time is of the essence.   

Don't tell them that you intend to pack some of their stuff, but tell them you will pay for "movers."

I use sq ft unit pricing in Washington and it gets me close enough to make a buying decision.Prior to lumber going way up, we did an almost full gut in Chehalis for around 60k and one in Tacoma that was mid-level for around 30k.

By now, I've been looking in Seattle-Tacoma, Tampa-St Pete, and Dallas areas. 

There wil be another election, and depends on what happens, it will move rates again.

Another option is to look for near by hotels , motels pay for their stay a couple of weeks or a month, get a moving truck maybe hire movers to help them get out.

Meaning, AS IS current actuals are usually very underwhelming, but finding the right property where you can move rents to market quickly, or without a lot of turnover is key.

I want to thank everyone for your replies, so I offered to pay the movers and security if she was out by July 1st and she replied with she will definitely not be out until maybe August because she’s been sick all week.

Cosmetic fixes and turned into an equity play due to a drive in demand from the greater Seattle/Tacoma population push.

This area is one of the most sought out areas within the entire state, and has a barrier of entry (the bridge tolls keeps alot of crime over in Tacoma).Lessons learned?