Being this is informal and not legally or correctly constructed in a formal agreement with the parties I would do the following : i would go over there ,smack my son right in the face for being a petulant insolent fool with my investment and then I’d march right into the building and tell his squatter punk roommate to pack all his crap and get out immediately or I’d throw it out on the street .

I know the nationwide subscription services are usually crap.

I'd probably say no..... you need it for parts for a unit at another property and get it out of there.So if they "fix it" and do a crap job and it somehow does damage to the property, who will be responsible for that?

A nice carpet (not the standard rental brown crap) would save you $ and might still attract the buyer you're looking for. 

I can price the same kitchen with that much spread just with high end cabinets, stone and tile compared to Home Depot crap.

Total crap.....the lender/original seller doesn’t need to “find the note”, it has nothing to do with closing.

That “ comfort dog “is going to take a comfort crap and leak on your flooring .

Frankly PM should be your number 1 on your list.. nothing else on your list matters if you have a tenant beat the crap out of your unit. 

Liquor bottles everywhere, dog crap, holes in walls...

People get lured into sub 100k properties in GA but they tend to be in crap hole type areas where you would be dealing with very difficult tenants from afar.