They had a friend (not on the lease) help them clean up the house and the friend has put in a bed and TV while the tenant was moving to new place out of state.  

-Caveats the home is foreclosed.Step 1: Buy in cashStep 2: Get renter in it (1000/Month)Step 3: Refinance for 60k (I would expect to still be at a DSCR of over 1.25)House #2 Asking price 49,900, Zestimate 135k.Caveat this house will have to remain on the market for a at least 6 months (or I find something like it)This house is also a foreclosureStep 4: Buy in cash from refi in step 3Step 5: Get a team of contractors in to clean, and fix what is needed to sell for 135kStep 6: Sell low, as in place on the market for 120k but accept an offer for 110kStep 7: Pay off Step 3 and go find another distressed home to fix.Step 8: Make it rental if step 6 does not work (DSCR would be about 1.25 with this one too)Deviation could be the followingStep 6: Could also be Refi for 102k Step 7: RentStep 8: Buy two more foreclosuresDoes this plan pass the smell test or am I off on my numbers?

If you do vinyl, my advice is to do a right thing and get floors clean.

When we met, she had been planning to start a cleaning business while I was planning to expand to a second truck in my mobile detailing business.

make a list of all your questions and present them with your paralegalno matter what and no matter where if someone is going to sue you you are going to get sued- limited liability-that way they can not attach your personal assets that does not mean they are not able to clean out the business- I think a lot of people forget thatenjoy

Supposedly an investor buys a property needing minimal work (think cleaning and painting) then lists it on the MLS for retail sale.

Should I hire a landscaper to do a full clean up of the yard?

Let me see if I can clean this up. 

Once there is a leak and the EPA is involved your property can become worthless or even worse a clean up cost nightmare.

you agree to provide a safe, clean and comfortable place for him to live.