Then opendoor would clean the home, maybe paint it, maybe put new carpet if you are lucky then resell your home for $400k in a week or two.

It's significantly less trouble and easier to manage.

The properties are in good condition, aside from cosmetic work and cleaning in the units.

They didn’t drag it out, they cleaned the unit well and moved out within the 30 days.

But it can become easier the more you work at it; the more deals you do.

Drive the pockets, get a feel for the area and it will be easier for you to make decisions on properties when the time comes.

-HVAC -- you have to get a receipt from a HVAC contractor saying its running clean-Bathroom tub needed more caulking around the edge, to prevent water from reaching subfloor-Toilet was running-a Window wouldn't hold itself up, which ended up being a pretty expensive repair. 

We do have a management company also, but are hands on working with contractor, cleaning etc...  

However, I don't think Tacoma is done yet.UW has completely cleaned up the area down by the Swiss.

You may get lucky and find an "occupied" property vacant.If not, you'll get your best results offering cash for keys for a property delivered vacant in broom clean condition on a date certain.If you need to evict you may save some money vs. cash for keys but that definitely does not mean it's the better strategy financially.