For example, typically if a tenant leaves the unit in good condition, we'll refund the full security deposit minus a nominal cleaning fee.  

I was able to completely clean out the ne'er-do-wells in my one building- which was great, but costly having to carry an entire building while renovating and discovering issue after issue...

Here in NY, Sandy didn't get cleaned up and people back to work for quite a few weeks.

If not, now is the time to raise the issue of discrepancy.(4) Do a walk through to see what may be damaged/in need of cleaning (beyond reasonable wear and tear.)  

You have to come try to get the money for any cleaning, repairs, etc.

Upon learning this I filed a contingency that the tenant must be gone and the property in broom clean condition upon closing.

We performed the move-out inspection and had to withhold $200 for cleaning and repairs.We sent the tenant the remainder of the security deposit as well as a disposition of deposit showing the deductions.

any one bought from xome>?  

Though you still might have to clean the leaf gutters once a year.

They would rather light clean up and flip to make a quick 10k,15k or whatever on the deal.