I have a full time job and provide 95% of our household income so the majority of the real estate work/classwork will have to be done outside of regular business hours (mon-fri 8-4 for me), at least for the time being. 

However the typical FSBO seller doesn't do this for a living so they really just don't know how to get a deal done clean and neat, and compliant.  

But they said they still have fleas.At this point, I feel like it is fairly safe to say that they brought the fleas in with them or at least their cleaning habits (or lack thereof) have contributed to the problem.Anyway, my question is who is ultimately responsible in this case? 

I am building capitol to flip myself and think it makes more sense to make sure you can have as clean an inspection as possible.

Regular office when economy goes down business owners take less space, move to cheaper warehouse space, move to their house office to save money.

They are now clean, according to their Instagram, or Twitter, or whatever.What goes through your mind, and how does it play into your overall evaluation?

***DISCLAIMER*** I Own & operate a cleaning business.

As @Dmitriy Fomichenko mentioned, there are several providers who regularly post to these forums.

I'd get the Option whether you assign or not.A sub2 shouldn't be any different than assigning a regular contract. 

We did one..we bought the home next door & initially we got $820/mo in a 70's era SFH in very very tired shape.When they moved after 5 years we rehabbed it for $18k & got $1400/mo & that was 6 years ago.We did bump the rents over 2 more tenants (now $1650/mo) but the current tenants do all the maintenance.When the 20 yr old HW tank burst at the seams they shut everything of, cleaned up the mess.