I said write us $1.3m non-contingent and it's yours. 

A lot of agents have been waiting to get those signed until writing an offer but moving forward we will need them to be signed prior to showing any properties, thanks to the NAR lawsuit.

Let them know it will be used at the end of their new lease and that they will need to pay the difference between the amount escrowed and the new rateIssue this in writing

According to the IRS (and not someone's opinion), carpet is depreciated over 5 years:https://www.irs.gov/pub/irs-pdf/p527.pdfLook on p9 in the box.Therefore, I would counter them at the 5 year depreciation calculation and GET IT IN WRITING as terms of the settlement so they don't come back on you.Pet smells have a way of coming back no matter how the carpet was cleaned, so I can understand the replacement.

Normally, I would expect to see all units prior to writing an offer and that is still what I recommend; however, my client chose to proceed without seeing the other units when prompted; presumably because the building was so new.First lesson: do your best to see all units before writing an offer. 

If so, has she indicated such by leaving the keys and/or notifying you in writing? 

Did the tenant put anything in writing?

You can write your presence to be there when the offer is presented as a condition of the offer.

It was not producing a return that justified the effort and this was a purchase made prior to the recent rate hikes and the crazy appreciation from 2012 to 2022 (so its return was better than if the property was purchased today).I do believe a local investor should do better than an OOS investor, but it starts with accurate/realistic under writing.  

Most of my investor clients are contractors or come to showing with their contractor to get estimate of repairs before writing an offer.