@Joe Splitrock We did TSP wash the walls before painting, but even after the wash and rinse they looked dingy; the smoke damage wasn't as visible but the walls looked really sad (sort of looked like the wall by my 4 year old's bed, which I have washed numerous times). 

Please show me your bank statements to provide some amount of assurance that they have some number of months cushion so they would continue to be solvent in the case they get sick or in some way can't drive / perform the activity. 

I am moving towards putting up curtain rods and inexpensive curtains though- I feel they hold up better, I can wash them (if the tenant didn't) rather than dealing with the utter pain it is to clean miniblinds, tenants seem to like them better, and they look a whole lot nicer. 

Likewise with the washer/dryer, they will wash two socks and/or allow their friends to come over and wash.Bottom line, if you are attracting good tenants, and they are staying, don't change a thing.

Also consider increased wear and tear, eg on plumbing with all the extra laundry/washing/little kid bladders etc. 

I feel like what Josh was trying to get at was he is just trying to help the home owner, the buyer, and himself (win,win,win) Josh gets the assignment fee, buyer gets a good deal, and the seller doesn't ruin his credit even though he will lose equity on the house.

A few repairs and a good pressure washing and this puppy is ready to have a tenant move in.

I will invest in a power wash clean out the dirt, silt.

Since last night, my wife and I have been going over things again and still have some questions I was hoping BP could help with before I confront the accountant again.One of his first mistakes was he had a new furnace down as furniture and depreciating it for 5 years, 200% declining balance. 

Likely your rate would be higher though, so it’d probably be a wash.