But there is termite damage and now would be the best time for us because it is vacant.

Is there an insurance company that covers damages done by a tenant?

You may do more damage than good!

I wanted to be hands on.And yet, those two houses costed me 6 figures from a raided prepaid renovation "reserve" when the contractor "went under" and left my projects unfinished and my accounts emptied.It was humiliating, and damaging.

That's what we use - it looks great and is difficult to damage. 

You stay the course and you will be in great shape with very low brain damage.

Live in it for a year while fixing it up, paint, floors, minor bathroom and kitchen upgrades, fix anything damaged or old.

Also included a minimum of 10% for a repairs and damages?

Please note that I don't know how plausible they all are so feel free to comment:1) Write it into the offer that the eviction process has to be completed by closing, else I can walk.2) Ask for money back at closing to cover any fees plus unforeseen damages to the property.3) Walk away and find something else.Oh great, now I can't figure out how to get my margins back to what they were before....anyway, I haven't made an offer yet.

That's the only time I could see getting a licensed person, which most repairs on a rental should never be that high unless it's extensive damage.