Trust me, don’t talk with attorneys not in real estate or ones that don’t deal with real estate wholesale because you will get a bunch of negative garbage from them.

Not trespass...Also handyman services including electrical, plumbing, roofing, painting, garbage removal, property management...Ewing, Trenton, Hamilton, Lawrenceville areas!

Before you rent out the property be sure and replace anything that may go out in the near future...water heater, HVAC, garbage disposal, faucets, toilet mechanisms, supply lines to toilets and faucets, dishwasher, etc. 

It might be a speculation play or just garbage for people who don’t know any better.

Single Story 3 bed 2 bath 1585 sqftPaint Interior - 1585 sq ft - $1.9/sq ft = $3,000Scrape popcorn ceiling, texture, and paint - 1350 sq ft - $3.1/sq ft = $4,185Remove old carpet and install vinyl plank flooring - 1175 sqft - $5/sqft = $5,875Replace carpet with new carpet - 410 sq ft - $2.2/sqft = $910Remove dead grass and install sod - 1850 sqft - $2.1/sq ft = $3,850New two car garage door/opener/track and installation = $1,500New window and installation = $250 eachBathroom remodel - vanity, mirror, light, toilet, demo and build back new tub or shower with ceramic tile - $4,500Kitchen remodel - 30sqft quartz, 12ft upper cabinets, 12ft lower, backsplash, sink/garbage disposal, $9kThere are many more items to be repaired/replaced but I realize this is turning into a long post so I will stop there.

I know I am not normal at this end of the business that I know.. most would have just walked around came up with some BS excuse why they were there would have thought these people deserve what they are getting how can anyone fill a house full of garbage and live like that  etc etc..

Pick an area of PA that you would like to invest in and get to know the area and what you can get for rent vs. how much the property costs and what your expenses will be. keep in mind that in most of PA that taxes do not cover everything, like in NJ, and they are split up. you will have county tax, school tax, you may have one or two more to pay depending on where you are ( all paid separate) you will have to pay for garbage separate.

It should not be part of your operating expenses, but located "below the line" as a reserve taken from NOI in a manner similar to your debt service.To be conservative in your analysis, I would boost the vacancy allowance to 10%,   Have you accounted for garbage collection (or is it provided by the municipality) and grounds keeping?

The best solution is to make sure the garbage is in can and secure where no rodents can get in ad try cleaning trash bin with bleach and spray with ammonia I heard that keeps rodents away.

They didn't clean at all, left the place mess, and left furniture and garbage in the apartment but on a positive note they never asked me for their deposit or gave me their new address when I asked them (proof in text messages) so I guess they are not concerned about it.