Could be a wash anyway and they'd be happy.

Josh, sorry you had this problem.From the pictures,it looks like the tannins from the leaves stained the concrete.If you just stain the concrete the problem areas will just become highlighted.Here are some suggestions:1.Try to power wash the stains.2.Use a primer to cover the stains & then paint,not stain.3.

All is not lost, 2010 may be washed out, but I fully intend to be back by 2011 and maybe even operating at a higher level than before!!!!

The washing machine draining into the floor and not through a standpipe might be a code violation/health concern and certainly should be assessed by a plumber.  

Back in the day, they white washed them.

It gives the potential buyer incentive to exercise their option as early as they can (unless too much of the excess rent is be credited against the down payment and it washes out the SP increases).I am not sure that I would want to charge for an option extension if they are being a good tenant and taking care of my property.

the darker the stain/finish, the more it would protect the wood since it has more pigment in it.i have used Readyseal from texas many, many times and have been super happy with it. they ship and it's cheap/quality stuff.also, painting/pressure washing forums have many threads about the best stain/sealer. no matter which one you use, you'd have to restain every 2-3 yrs.i'd skip all that and get composite. looks much better.post pics when u are done.

And ensure that the tenants have mattress covers on their bed and wash all clothing in very hot water.I have treated a few units with the above items.

There's work that needs to be done: The yard needs mowing, the house needs pressure washing, and various cosmetic repairs need to take place on the inside.

I would pressure wash everything that's concreteIf there is a floor drain that would be good, but I would not stop me from pressure washing.