@ everyone - The new owner plans to move in, so she doesn't want tenants.I think I will offer cash for keys, now I just need to figure out how much - definitely worthy of consideration!

Contractor have the knowledge and tools/skills to steal@  Cost me $2,500.Moral of the Story-- If they are reputable, they will at least split the cost or pay for all of it as it was their error, or if they aren't--- consider this the cost of your lesson and find a trust worthy contractor.   

I hope that Brandon's book is worthy of your business decision's judgment call regarding believing a seller's statements as to rental income. 

Yours is a worthy goal, but how to do it will vary from person to person and market to market. 

Even if you don't see a dime of remuneration (because you decide it's not a worthy pursuit or because it doesn't go your way), you will have learned many times the $6k worth of lessons if you get down to the root causes and build your processes to prevent that happening again.Be well,

For what it's worth, I have a provision in my Lease that says tenant's to leave property "broom clean" and I include an amount for professional cleaning to be deducted from Security Deposit.

@Anthony PattonYou are going to need your credit high enough to make your life easier and credit worthy.  

(For what it's worth, I bet future tenants still think it looks better than the garage floors in most of the other rentals.)

I expect the co-signer to have a great income but also net worth. I

This fresh post, from a non-novice, is worthy of inclusion here:http://www.biggerpockets.com/forums/41/topics/77783-judicial-foreclosure-and-auction-expertshelp