I got a standard loan at 5.625%Purchase: 131.4k20% down: 26.6 (24k from 401k)Inspections/ Closing costs: 4,050Rent: 2125 total (1275 up, 850 down)Mortgage: 613Ins&Taxes: 424401k Repayment: 131Utilities avg: 310 (based on 18 month bills)Maintenance: $138 (estimate, will save as capex if not spent)Cash / month after expense : $511Assuming 10% vacancy and some clean up, I’m estimating $5100 a year in cash flow.

Has 4 beds, 1.5 bath, basement is clean and dry but not finished.

The problems are “deep” problems in crawl space, in the rooms it looks rent ready- that is how I and the realtor felt when we walked in: Clean carpet, rooms, kitchen, bedrooms, functional AC, and other appliances included in the purchase.

I trained my housekeeper whom has been cleaning for me for about 10 years to do it.  

What usually happens is the people who book the larger units (usually 2-4 people) tend to sleep in a different bed every night, which creates more cleaning cost (about 2-3x the amount of time to turnover larger unit).

Now I'm thinking about selling and wondering if it is worth it to come clean and go forward with the city on making it legal vs ripping it all out and going back to a 1/2 bath?

Sounds like a good deal with solid upside @Ben Leybovich and @Garison Clemens.Re the 50k, I understand how the inspector and the PM feel about it, but if you are getting a good deal there and want to keep you name clean from been re trader then perhaps just raise the 50k.

Tenant agrees to keep Property reasonably clean and orderly and that any pets permitted on the Property shall not be allowed to obstruct nor interfere with any showing of the Property for rent or sale.

Who locally is going to be there in the 4 or 5 hour window to clean, redress, restock, and report any issues?

I have a taxpayer that wants to redeem basically I have cut the grass a couple of times and sprayed the yard with Permethrin poison to kill the fleas and roaches and ants and other bugs and have cleaned up the property extensively because there was trash everywhere and it was kind of overgrown how do I charge for this if I'm charging for the value and not the cost