It gets dirty fast until the tenants learn to clean up after themselves.

I ended up paying a lot of money to clean up and as it was long distance I decided to sell - this was my first experience into the rental world as a landlord - I regret now having sold.

On Thursday morning, meet the Sheriff to change locks and start cleanup and repairs.

I like to cover the trash the first year because i don't know the tenant and if it's paid then they are more Likley to use the service and it's less clean up costs if they don't work out.

Focus on cleanup and re-rent to reduce vacancy time as that will guarantee you more immediate income than you might ever recover from your prior tenants.

So make friends.Offer to give the seller a pay-off bonus if you sell the property before the mortgage is due - offer a 10% bonus.Make the seller your partner (known as an Hybrid offer) offer to clean up the building - he gives you the deed and you split the profit in the future.Ask the seller to refinance - you take over the mortgage (subject to)  - he gets the cash and you get the building for nothing down.Offer to give him something he wants - a car - a truck - a plan ticket - those items are easy to financing - seller gets a truck and you get the house and the payments on the truck.Offer seller additional collateral - another house you have, or your mothers house - offer a co-signer.Appeal to the seller - I am new help me - I have good credit - I am trying to get started ---- I have a cosigner. 

Thank you Christopher Phillips I was guessing I would need to pay cash, which may be OK in this situation depending on what it takes to clean up the oil and fix the water issues.

It is a twin.Last sold '08 for 96k Zestimate 140k (Id put it more in the 100-115k range ARV)From a drive by as well as the listing pictures this is an estimate of work needed:Roof (its a twin...1500 square foot 2 story..so not a huge roof) Assuming all new flooring Low end appliances Low end kitchen cabinets possibly (smaller kitchen) Clean up property/ Repair/repaint walls Extras/unforeseen due to not walking through yet TOTAL ~20K rehab costs (could be more or less...but for conversations sake to see what numbers work)I am prepared to buy and hold as a rental in the $900-1100 range.

You'll spend the entire amount on cleanup, so you don't have to worry about giving it back to her.

With little to no equity, a lease option/lease purchase/master lease is probably your best bet.Generally -- In any event the seller will move out, ideally paying off any past due amounts, you will clean up or fix up whatever is needed, then execute an exit strategy (rent, sell, option, etc...).