So you end up lowering your standard a little and have to settle for folks who ride the line.I am fortunate in that I currently have people who keep the places clean.

For a $700-800 tenant I would start by doing nothing, other than providing a very clean, well maintained, and safe living space.

In the right place the lot may have some value after you clean it up.

Can you make it part of your deal to have the seller remove it before close with a clean bill of health?

They probably think they're just sticking it to the utility company and that it doesn't have any consequences.I lived in an area full of undergrads who moved every year because it's easier to move than to clean the house.....plus once the carpets get too soaked with beer it gets kind of gross in there.

They flat cleaned that house up fast!

A buddy of mine is contracted by property manager to provide daily cleaning service to space that the IRS leases.

The condition is clean, but needs a new hot water heater, new A/C unit, new appliances and carpet and paint.

So, consider the LTV of where you must be to refinance and the time line required to clean up your act.

Example I put a trashed property under contract then I pay someone to go in their and clean it out, haul the trash off, cut the grass, maybe replace the broken glass in the windows, Paint the door, clean the gutters out.