There are a lot of banks out there selling crap loans and conditions passing them off to potential customers as (great deals).

So I described the condition of the property to her & what I had observed during my due diligence.

I m not sure why the current owner has them rented lower, but the area and condition of the units can support $825 with tenants paying for electric only.

After seeing the condition of the place I would try and reduce the PP.  

I put in a conditional offer of 170k, offer was rejected due to being conditional to financing but the lawyer dealing with the property is willing to work with me to get me what I need to get financing approved and make a unconditional offer.

Depending on what town and the size/condition of the apartment, you might be able to get more than $1200 a month for a 2 bedroom with the lack of available rentals on the market currently.

If they already agreed on the terms and conditions of the job then I think a tip is not warranted.

My question is can I charge the tenant and security deposit even if the unit is in such terrible condition or should I give him a 30 notice to clean and get rid of that odor before I do my walk through?

But I'd rather wait those extra few days and get the property delivered back to me in good condition, then file with the courts.

I had been looking at MFR in Gainesville but all that I have seen so far are in horrible condition or were in an area that if there was a F+ class, those would be an F-.