After I put the RV in the park (I had the seller deliver it to the park), I did the repair work there. 

People are finding opportunities to move back and are returning to the city, moving into the freshly rehabbed historic neighborhoods.

Write up an offer (with contingencies for you to get out if the due diligence or bank financing does not come through) and deliver it to the seller.  

If it was 66% all in fresh then you would have something that might be a no brainer. 

This really the first time that I ran into this before but we have a great house that we did in 2012 that is showing terribly to prospective tenants as the current tenants are filthy and seem to love clutter.We normally have no trouble renting our houses (even with tenants in them) but despite over a dozen showings we haven't had any good bites on this one, just a bunch of comments like 'how can people live like this'.Despite my assurances that the house will be delivered exactly like the photos I sense that people are having a hard time getting past the mess.

Time for something fresh, guys.

Most are stone, brick or vinyl siding as well - so nothing to maintain there as well.To be safe, I always recommend using a 10% CAPx to cover most small items, assuming the property has had a fresh rehab when you rent it out for the first time.

For example, if a tenant provides false information on the rental application, Arizona landlords have the right to deliver a written notice to the tenant and terminate the rental agreement within 10 days.5.)

Then I found another company who will deliver to the roof all the materials I need.

I would clean that up and give it some contrast with a fresh paint color.