Clean it up, rent it at market rate, and pat yourself for making a "business" decision instead of an emotional one.

BUT, since we all want to work together, you’ll offer him $yyy IF he leaves the house clean, free of junk, and is fully vacated on whatever date.

Long story short, I was a mess for the majority of my 20s, then I got comfortable renting and going about my routine when I started to turn things around.

I'd rather take $600-700/mo fixed and hold a security deposit than get $900/mo from 10 different airbnb guests, have to clean 10 times, etc.

Who would not love to have to clean up a place and do repairs time after time because of what a tennent might do in damages?

Cleanup Job (Low cost fast flip): - landscape package in front - remove deck- remove vines from house - clean exterior, fix siding and wood rot, paint neutral beige/gray color - clean driveway/weed, clean retaining wall/pavement - replace flooring with mid grade flooring bottom level, carpet upstairs - replace interior fixtures - paint interior white trim, light color beige/gray walls, popcorn ceiling removal - new kitchen appliancesRehab options:- Replace deck with new one (kind of awkward that high to me) vs Remove and fill in wall or add large window to master.- Potential space to move laundry into upstairs bathroom closet vs basement - Can maybe get away with toilet/vanity replacement in each bathroom- Uncertain if painting or replacing cabinets with ikea type is worth it- Any in-ceiling lighting will cause a disaster with electrical since it is out of date- Repave/fix concrete front porch and side porch - replace/paint railing- Replace front walkway cement, or remove walkway and replace with right angled walk to driveway (may not provide ROI)- Tear down vs paint garage port in back yard

Clean it up, rent it for market, and pat yourself on the back for running your investment like a business.

Reason being if deal goes bad you walk away clean and they suffer.I also would never recommend to anyone to have 100% leverage as your playing with fire in those situations. 

What are your tips for cleaning it?

Cleaning?