It's often the inhabitant's fault for not keeping a terribly tidy house, if crumbs are left around, or garbage is not well taken care of.Problem with the poison is if they make their way outside (which is of course what you'd like), and hawks or other wildlife eat them the poison can hurt or even kill that critter.Sealing up the perimeter is the best way to keep them out;  Great Stuff expanding foam can really help if you go around the whole perimiter of the house, and just keep them out.  

Like @Jeremy Brown mentioned, knowing the ARV and repair costs will let us know if the numbers work, like anything else in life, garbage in, garbage out.First things first, I'd get a second opinion from another realtor and contractor about the sales price, repairs needed, and ARV to make sure the numbers are what you think they are.  

At the current price, the default option (full-service management at 10%, maintenance done through independent vendors, and water + sewer + garbage paid by the owner), the cap rate works out to about 7.5%.

to start: large level and small level power tools (drill, saws, nail gun, multi tool) screw drivershammersmeasuring tapesstud locatorchalk stringpry barvicesmagnet wire stripper flashlight tapes (duct, blue, masking)paint brushes, rollers, pans gloves putty knifestraight edge cutting tool steel woolpapertowels, shop towels  garbage bagsmagic eraser

Talk to the guy and tell him that there is still stuff in the house that appears to be garbage/moldy and you will do him the favor of throwing it away.

If you take the usual moronic approach of buying the cheapest mass-produced imported garbage from your local Big Box, and then slapping it together, and think it will last, then you WILL spend a lot of nights/weekends fixing that same garbage.  

In a single family rental, you would try to have the tenant pay for all utilities, so you wouldn't be paying for the electricity, water, and garbage in your post-refinance expenses, so that would take away $30 worth of expenses in your calculations.

I cringe when I here people talking about ordering Ikea garbage for their STR and then complaining about how hard and long it takes to put together.

I couldn't see the whole house because most of it was blocked off by walls of garbage.

I actually had to evict a tenant who was using one of the bedrooms as her garbage dump/closet.