If your rental is "just" an investment and you have no emotional attachment (like we do), I guess it would depend on the yard, and how much a full clean-up would be assuming the tenant did NO yardwork during their lease (worse care scenario).  

I routinely see retail centers in the 8+% cap rate.  

At the least expect an instrument clean from the Seller to the Buyer assigning the loan.  

I have a property in downtown Rochester where a building burned and have cleaned it out.  

You need that to cover any repairs or cleaning that the tenants would be responsible for (in case they don't take care of it).

It's just like any other part of the property - if tenants don't actually break it, it goes under "routine upkeep."2.

Here are the numbers and estimates so far: Property Type: Two-family, side by side, 3 bed / 1 bath each (vacant)Location: Honesdale, PA Ask Price: $77,000Buy Price: $70,000Closing Costs: $3,341.45Estimated renovation costs: $25,000ARV: $120,000Taxes: $1,840Water: $1,200Sewer: $1,140Maintenance: $500Insurance: $1,611Miscellaneous: $600Rent: $750 / $900 (tenants pay for gas & electric)My plan is to put in new bathrooms & kitchens and clean up the rest of the areas.

. $150 per night, but I pay for all utilities, tv/internet, furnishings, linens, cleaning, and even coffee).

It's in a great neighborhood, but the home is 3300 sqft and needs a lot of work, almost a full gut.I saw a guy go inside as I was walking down the street.. apparently he was helping clean it out.  1st person I've seen at the home in all the times I've passed it. 

I bought a vacant lot one time, believing the prior owner, I just searched their records and all clear. 3 weeks after we closed and I was clearing the property, I received notice from the city the there were $22,000 in demolition and clean up fees from the owner before the person I bought from.