He is a hoarder & hasn't even started to clean anything up or to pack anything yet.

Great tenants didn't want to live in a neglected property but when cleaned up want to live in this neighborhood.

I have just got the place cleaned out and repainted.

Even with this disconnect on the purchase price, I am still excited about the property because it will help clean up the neighborhood as well as should be profitable even with extensive repairs. 

(Sorry for the double post, my comment got lumped in with the quote, maybe a mod can clean this up for me?) 

I have found that if I offer a clean , rehabbed property in the market price I have a line of tenants  trying to rent my property,  I offer a service that there is a need for. 

I am definitely pro-affordable housing, and I think it's great that properties that are clean, safe, and secure are made available to those with lower incomes.

It's bad enough that grandma is getting out of it after all these years so you need to be prepared to kick these tenants out immediately, clean the place up, and then find new tenants.

Other option is to have ducts cleaned but will it solve the problem?

Another thing to consider is vacancy rates, well priced, clean units in Los Angeles rent very quickly.Hope that's helpful.