We will clean entire property of trash and debris from our construction renovations and dispose of in thedumpsters provided.

@NedCarey LOL for suggesting to remove the picture instead of cleaning up the rear yard.

With student housing, expect a higher expense ratio compare to regular apartment communities.

I would see this as a positive and an indication that if the community is safe and clean she will be a potential long term tenant.Another tenant may ask questions like, what utilities are included, what day of the month do late fees hit, how much are the late fees, do you check credit, etc.

But it's a bit exhausting and irritating to deal with on a regular basis. 

From what you said it sounds like he values time over money so negotiate the money which it sounds like you have a good purchase price, unless you have to renovate the home to get it ready. but assuming you dont, pay the 3000 for consideration to lock the house up, market for your tenant buyer and get 5k-7500k for the option to purchase and tell them they have 3 years to clean their credit up to buy it.

I had to get a letter from the county stating they were enforcing the codes for this residence and this owner was in the court process of getting it cleaned up.

I've been searching around for cleaning/maint providers and have only contacted a few. 

So, I know I have to keep my transactions clean, because I would expect them to use NC state statues to shut me down if they see me as a threat.

They may say it is clean, they may say you need an affidavit signed to clear title or they may say the chain of title is off and you need quiet title.I have sold a ton of land in the last four years.