Also the outside will need the shrubs to bet cut, a good power washing, etc.  

What are you going to do if you promise them a cash deal and can't find a buyer?

This would surely put me in negative cash flow of $2000/month.

if you were worried about them trying to take money from you, then you should have been smart and put a meter on their water pump after you told them to flush it out or whatever so that you can gauge how much extra you cost them and then take that off the rent and then there's no discrepancies. it was completely due to your negligence that caused them an inconvenience and a health hazard. not sure we're all these other landlords get off assuming these are just cash grabbing freeloaders when they didn't do anything except do their part and move into a place and pay rent.so you can benefit from them doing so.

I think property values are fairly stable and cash flow is easier to find than many other places in the country.  

This method allows you to set terms that not only cover your existing mortgage payments but also provide additional cash flow each month.

Purchase price: $135,000 Cash invested: $81,000 New resort in Punta Cana area.

Purchase price: $50,000 Cash invested: $40,000 Sale price: $47,500 Cute investment property and handyman project in a small town in Arkansas.

My brother and I have sent out direct mailers, very generic we buys houses cash with a phone number and a we buy house sign for the picture.

You can get good cash flow and solid appreciation at the same time.