I don't see where this buyer has any skin in the game, while your exposure is tremendous!

I realize it is better to leave cash to heirs, but sometimes it just isn't practical.

So, if you pay $10K in closing costs to sell it, then you subtract that and the basis off the $130K, leaving you a gain of $2K.

My problem is his roommate asked to leave one month early and he agreed.

The property manager apparently told her to leave the application in the rental house's mailbox and that he would come back the next day to get it.

Assuming you calculated all the expenses that most people leave off and your ending up with a + cashflow of $50 for your property, chances are you are really "-" once you get to operating the property for a year or so especially if you are not a handy man.

If he doesn't want to do this then I would just wait until his lease is up and if he doesn't clean it before he leaves take it from his security deposit.

Which would leave one to believe buying a house and renting the condo is the best alternative.

Wouldn't landlord / tenant laws come into play here...there is a specific time frame that a landlord must wait if a tenant moves out and leaves behind belongings...after that time frame is up then the landlord can do what he/she pleases with the stuff.

This will leave to door open to have your mentor make the call.