Send her your conditions and rules with the notice required by Florida law.

I would most likely have to pay top dollar since VA loans are so strict regarding the condition of the property.

The only true way is to pull up comparable sales and analyze the comps and condition of the property. 

For example, I manage a home that has 30-year-old carpet that is in excellent condition.

Don't offer to take it out of his deposit because he may fail to turn the unit over in good condition and then you've lost all leverage.Pay the termination fee and sign a written agreeementAfter he vacates, inspect for cleaning and repairsApply the deposit and/or refund, as necessary

Or should I loan the money to the LLC mirroring the same conditions as my lender?

Not sure of the inside condition of these properties but there are definitely deals to be had around town if you're networked correctly.I'd love to get on the phone with you and discuss your strategy and try to be your resource for real estate investing in Nashville.I'll DM you.

They bought it 2 years ago for $55k and put 2 brand new furnaces in, other than that I can't tell that they have done much of anything, over all the properties are in pretty decent condition. 

Buying at auction sight unseen other than a walk around, I was stunned to see when i finally did get inside that the home had forced air heating and central air conditioning.....really lucked out there...it appears to be original because it had these big old cast iron floor grates.

.- “Landlord is required to supply at all times during tenancy…a unit in a clean and safe condition and the premises in a habitable condition…"- "Uninhabitable - ...Defects or conditions ... unhealthy such as cockroaches or mold..."