My contracts does not contain early lease termination so you can choose if you want to have them responsible to the end of contract while you are looking, if you want to withhold security deposit if they do not pay while you are looking for a replacement or if you will let them out if they prepay for 2 months and leave(can be based on a state where you have this property).

The stairs need to be replaced, and since I am living at the home (and plan to be for a long time), I would like to update to a much nicer/larger deck/stair combo.

So if it’s like most mgmt company setups your expenses is anything you pay them for mgmt or for things you pay for like upgrades replacements and repairs.  

For example; if they want 20% down, tell them 5%-10% but put in the contract that you for example will replace roofs, HVAC etc. within 60 days of closing.

The house is very clean and practically everything has been replaced.  

Removed and replaced cloth covered electrical wiring and upgraded box.

All I have had to do is replace the ice maker which was a piece of cake.

If the rest is wood floors, then you may want to steam out or replace that too.

He told my contractor the beams are wet and rotting and should be replaced which my contractor disagreed and he told to him to stick with the health code.

The house needed all of the carpet replaced and the walls repainted.