We've had great tenants that left the property clean and in great shape.

If the outside needs as much work as the inside then costs can go much higher.Labor costs and materials vary by state and the property is a case by case basis.In some states with harsh winters getting contractors to do anything is tough during that time and your labor rates will go way up.

This is just my experience.If the liens truly exist and aren't going away (the foreclosures came clean that we bought) than you might want to wait.

It's listed at $19,900, is a 3/1 and from we can tell it needs a furnace(stolen), appliances in the kitchen, a fresh coat of paint a quick clean up.

Nothing would get clean by running it.

@Gabe Gordon I have had some success with purchasing the asset first with cash [private lender, LOC, etc] as Frank Romine mentioned and then refi once I have control and have clean up the property so it will appriase more.

I'm trying to put myself in their shoes to figure out what it might take to help inspire me to keep it clean, tell quality friends, and leave in a good mood.

If you don't do that already, it's a good practice.On the other side of it, however, I expect my tenants to leave the place in basically clean, broom-swept condition, but I've never specified window washing.

My current tenant is actually the best one I've had and very clean.

Then I need to install a new HVAC unit, clean up, and create some curb appeal.