And the previous day "you may want to reconsider that offer, they've just upgraded all these items..." having to do with my awesome, yet embarrassing, offer.  

I'll order technical inspections for structural items (foundation, roof), but otherwise I know I'm buying something that needs a lot of work.

In your example, a $5000 +/- on expenses can swing the cap rate from 10.5 to 12% may not seem like much but depending on your debt cost could be significant.Lastly, some items should be easy to estimate (taxes, insurance, etc..)

Are you of the opinion that this increases your capex (which is not a line item in your numbers), and perhaps some other expenses as well?

You might want to start the eviction process with the notice to pay rent or quit and see how she responds...she might just move out..and if not, follow-up and get her out of the property.I don't think you can start removing items from the property...you'll likely get it hot waters!!

Were you with someone and were the tenants items removed at the time?

The best part of our model is we work on full contingency.  

This is all under the model of a CPA having taken their licensing examinations.

All without cleaning a single item!

Buyers would choose from 4 different models and they would have to pay for the foundation and infrastructure on that small lot (driveway, utilities to home, yard, ect.).