EXCEPT I will replace the HW heater, furnace, AC if necessary and clean gutters, prune trees etc.

If the tenant is indeed cooperative get them out, clean the place up and then put it on the market. 

No value add needed other than cleaning up the property.

  $2000 will trash out and clean an apartment, some maintenance-type repairs and replace one of the kitchen appliances. 

. $3000 for a month still beats a hotel and eating every meal out with a family.The expectations are high, needs to be super clean and look nice.

I do not mind reimbursing the seller for closing costs or a title search or something but I want them to front the money for title search etc and if it comes back that title is not clean and we cannot close then I do not reimburse them.How do you all go about this? 

It just means you may have to clean the house to get it performing where it needs to be, no problem with having to do that!

Every time real estate has come up over the last 3-4 years I get this deep excitement in me but never took the step to learn anymore, I really just hung onto what other people were doing and admired what they were building.Now that I have been listening to podcast, reading books, and telling people I am getting into real estate investing, the excitement grows and grows.

The beaches are all clean.

She is part of the real estate guys radio program and has a deep conviction about tapping into lazy equity to make better investments.