Also, DO NOT underestimate what a spiteful roommate is willing to do to your property, food, mail, etc while you are out of the house.It might even be worth pro-rating her rent for the remaining days in January, so you can get the room cleaned up, and put on CL or however you advertise.

Gas furnaces actually have a very long lifespan if cared for.Make sure the furnace filters are changed/cleaned regularly.

Everything above the floor basically.And these days you won't find a new toilet for sale that is not a water saver.

I agree with Sean, you need to tell your CPA, and s/he will have to work with it (and help you get it cleaned up).There are 3 people that I try to never surprise (read: hide stuff from): my attorney, my doctor, and my CPA.

But just last month a long term tenant moved out of the area to go back to college and when they left the house SO clean with their deposit I sent another $100 and said thank you!

This way you're going to have a full year to sell/close.Second - your property taxes might go up because it won't be your primary residence any longer - check with your municipality/state on this issue.Third - it'll cost you $$$ to clean/ spruce up the place before listing it (even if your tenants doesn't trash the place which could also happen).....

Some tenants live a clean lifestyle and their filters last longer.

Since then I've only had to ask one person to leave and the loss was about $400 for cleaning fees so again it wasn't enough to pursue anything.

This one needs minimal work; paint, flooring, ac condensor and minor repairs.

The HOA will be taking care of most of the damage except the hardwood floors because they say they are only responsible to have the unit to original standards.