His original price was $750K + demolition + soft costs. 

In addition to Tim’s ideas above, be sure to have high end furniture- leather couches, modern colors- gray & white, great artwork, plush bath towels, white over-sized comforters, quality sheets.

Replace ALL soft surfaces such as carpet, curtains, etc that absorbed the disgusting previous tenant.

You can't be soft and then be mad at the tenant for taking advantage of the fact that you're soft.

This allows for good cash flow should markets go soft, and lets the tenants pay down my mortgage. 

Cig smoke is pretty easy if you replace soft materials (carpet/wall paper) and do a full repaint.

Make sure you remedy any soft spots.

Linen/Towel replacement is a nothing.

Some names just don't wash to well.

If the perfect deal comes along and it's paint and carpet it will be better to make 20k than 5kget a seller lead sheet. get some ideas on how to build rapport while filling it out. learn about making soft pass offers on the phone. come up with "fear of loss" questions and a way to show a seller what they'd net if they listed their housesign up at highrise.com for a free account up to 250 contacts. put buyers and sellers in it.Write the letters or buy the letters/postcardsmail themtake callsmake dealshear the lamentation of the women.