Valuing a property is very subjective and you have to take the totality of circumstances into account.Good luck!

@Steven Luttman given the circumstances I think you handled things in a timely manner, and although 4 thousand dollars is a fair chunk you reduced the loss very well.

A pre-closing occupancy seems risky (for the seller at least) under the best of circumstances, but even more so during COVID with evictions being put on hold or at least significantly delayed in most jurisdictions. 

I'm still gathering information on the seller but I'm assuming that the owner needs to get out due to unforeseen circumstances. 

It is a unique circumstance we have in our state.

Even if you have perfect business systems to mitigate risk, you can still have unforeseen events crush your cash flow.   

But my main concern is that though they are unsanitary, they still look like a candidate to use the CDC's (unconstitutional) order to ban evictions under specific circumstances. 

And that can be risky in the wrong circumstances.

I am not sure if she would be able to leave her pets unattended for 2-3 days - plus, what happens if the repairs are delayed due to some unforeseen circumstances?

Even if you have lived in the house for less than 2 years, then part or most of the gain may be excluded from tax due to unforeseen circumstances.