If you have a SFR in Florida / Texas - do you perform pest control maintenance ?

There is no issue with giving a past owner an option to repurchase that I'm aware of in our area, a lease-option cam have a different flavor, so check with a local attorney.The option could be made with a third party who in turn agrees to sell back to the original owner, I think adding a buffer or strawman would clog any path back to you if you're not a party to that end transaction, you'd be letting someone to act as a wholesaler or buyer/flipper.

I've had an LLC for 10 years that owns over $2MM in assets and has performed "better than agreed' the whole time.  

I used mine to purchase a non-performing property, fix it up, fill it up and sell it. 

Options as I see them.1) do nothing and hope the smell goes away on its own or I find a tenant without an olfactory sense.2)  Replace the carpet and pad (hopefully I won't have to put Kilz on the subflooring also). 3) possibly replace the pad only.4) Get the carpet cleaned for the third time (for free).Any other suggestions? 

I mean, if I have a client who needs to sell very badly and instructs me to not worry about bidding the price up, and instead find a sure thing, someone who's proven that they will perform on a great deal, should I call you?

Good job on being patient and performing due diligence!

The foreign investors have to perform a ton of due diligence from afar and go through multiple hurdles to buy.

They have to demonstrate they are an actual buyer who can perform.

I have to perform a roommate switch out in one of my properties.