I am just throwing out ideas here that leave you with at least one investment. hopefully someone can give some sound advice and you can figure this out before the twins arrive! 

Tracy, I've been with HMS National for a little over a year now and they took a little over 6 weeks to replace a broken range AFTER the service rep arrived, inspected, and determined it was beyond repair. 

In these locations, we rent furnished rooms, since most international students are arriving with a suitcase and ambition, this approach has proved to be popular.  

I have a dumpster arriving on Monday and some kid labor to clean it.

When I first arrived here almost 5 years ago, I knew I wanted to get into real estate but had no idea what I wanted to do or where to start.

for me it was too late by the time I arrived

I've used the strategies others have mentioned with success:Ultrasonic repellant devices (spaced every 20' or so if you can)Bounce fabric softener sheetsSteel wool and/or expanding foam in every crack and crevice that makes sense.If your cleaners aren't arriving right away, you will need someone to do a "check out" procedure after guests leave, to make sure the trash is immediately taken out, and no food of any kind is present, wipe countertops, etc.

Despite all his bluster, they were gone the next day.As an aside, that 4-track was a fairly new arrival to the property. 

I handled maintenance.When January arrived, we bought it and I just continued doing what I had been doing for six months.

Brandon mentioned lowering the offer and something else I can't remember to arrive at a purchase price that'll give closer to a 12% cash on cash return.