Make sure to take pictures and a video of the property after you have cleaned and fixed any items. 

I found out that the roommate has been clean for about 2 1/2 years (the one year period was how long has has been on the current job).

Some sprucing up with some paint, along with a very thorough dejunking and cleaning might be all that's needed to get a sale.Even if some major improvments would draw a higher sales price the cost of those improvements can easily exceed the added value. 

Needs to be gutted and cleaned.

It is nicer, and no work needs to be done except for cleaning the carpet.  

Clean it up a bit and rent it out at a potential loss or walk away. 

also you'll want to do a title search to make sure the title is clean.

If there is a room you can provide them or if you have a mgnt company they will clean the sheets.  

Now the difference I think in our market is we do title right up front instead of waiting to the back end of the deal to make sure you have clean title and the property can close..

If your rental is "just" an investment and you have no emotional attachment (like we do), I guess it would depend on the yard, and how much a full clean-up would be assuming the tenant did NO yardwork during their lease (worse care scenario).