What a mess...I had to throw out furniture I had in the basement, re-do the drop ceiling and some sheet rock walls.

:  This room could use some staging it is hard to tell where furniture would or should go.

The rehab we sold 2 months ago- we are in the process of another- I spent about $400 on two chandiliers and weirdly enough the buyer specifically asked that both transfer with the house- That was all they asked that they remain when we took out the furniture.

I'm not the biggest fan of arbitrage - even if the landlord agrees, they may change their mind after 1 year and then you're stuck with the furniture. 

The last few deals I did with agents were things I brought to them (REOs I found) because these were deals I couldn't do privately.At this stage of your career you are probably going to have to invest a lot actual shoe leather on the pavement of your targeted farm area and in the courthouse tracking down the info you need.The good news with that is if this area turns 'hot' you will be ahead of the curve with your knowledge.

It is about getting the deal done rather than micro managing the sales cost.Note a high end home might need staging so there will be rental furniture costs, fresh flowers, etc.

Turns out the buyer was the head of a non profit that disburses clothing and furniture to the needy.

She asked if she could have access to the unit during the week prior to the 1st to move large furniture and other items.

The table was set with decorative place settings, clothes on the hangers, furniture neatly arranged, pristine! 

I was considering doing a year lease as the 2nd floor tenant has been there 10 years, but the 3rd floor tenant just moved in, and judging by her apartment (mattress on the floor, no furniture/couch, ect..)