and there's cleaning, carpet, painting, patching.

It's an 860sf unit, so it would be right around the $2.00/sf mark as a LTR, if not a bit higher.I inherited an existing long-term tenant in the first floor apartment, so that unit isn't in nearly as good shape as the fully renovated upstairs unit. 

Upgrade/Renovate update Kitchen, Bathroom & Flooring which would cost us about $50-60k with furnishing, keep it as MTR or STR then refinance or **midterm rents 2400 and up with comps; then Refinance or….2.

Getting title and getting clean title for properties bought at tax auctions are two different things. 

We have a few of these (not this brand but they are all the same IMHO) and they will help keep the sofas clean$89.90 - uhome 8.5qt Stand Mixer - https://www.walmart.com/ip/uhomepro-8-5QT-Stand-Mixer-Home-C...This is intriguing to me.

If your budget is so tight that you can't handle a small leak, what will happen when a tenant fails to pay the last month of rent and abandons the property with $6,000 in cleaning and repairs?

Tell them to get out in seven days, use the deposit for unpaid rent, cleaning, and repairs.

You hired cleaners to clean the unit between tenants?

If you choose not to show up, he would almost certainly be awarded a judgement.Of course, you could choose not to pay the judgement, but then he can send it to a collections agency and your credit score will be trashed.I don't see a scenario here where you get through this cleanly.  

Floor is going in, paint is mostly done, then trim and doors.