If you go in and see that the house only needs a deep cleaning and some carpet.... well your 147K figure is way off on repairs.

It's never been updated but totally rentable now with a good cleaning and interior paint job.

I bought it, spent 3 days cleaning it out, listed it, and accepted a full asking price offer, cash, 48 hours after listing it, closed it two weeks later, and made more than I have on any other deal to this date (note: in 3 weeks this statement will no longer be true)

Some units just need cleaning and paint touch-ups at turnover, some need more, and we want to make sure we're handing a quality unit over to the next tenant. 

I was thinking of sending them this document:https://assets2.biggerpockets.com/uploads/user_fil...I plan to offer either $1,000 or pay moving costs to vacate within 2 weeks, leave the property broom clean, undamaged condition, and sign over their right of redemption.I would like them out of there ASAP and was hoping that a letter to vacate would maybe make them realize this is real and that they no longer own the home.

Anyone have recommendations for cleaners they like to do a deep clean.

You accept their higher than average down payment while they work on cleaning up their credit for 2 years.  

There is mold in the property which the bank will not rectify prior to close but it isn't that excessive and something I can handle removal of with a professional cleaning up for a reasonable cost immediately after closing.

However, the tenant has been there for 7 1/2 years and keeps the place very clean and supposedly always pays on time.

Redfin lists the property at $247k.The house is in pretty good shape, I'd say and we're investing about $1k in patch-work touch-ups, and general landscaping clean-up.The agent is taking 5% of the total sale.