Would you recommend I say this is my home and get a primary home loan or come clean and say it's an investment property and get an investment loan?

Just provide them with a clean. safe  place to live.

Your units, while not over the top, are at least comparable with those at your price point, clean and well maintained.An opportunity arises for you.

Cleaning up the outside landscape, changing the mailbox or house numbers, various demo work, getting dumpsters on site, etc.

Then, I always do what is necessary to ensure the residence is clean, safe and functional:Make sure it is extremely clean and free of odors.Give it a fresh coat of paint.

many hhoes have asbestos Siding. removal can be somewhat costly because they must be disposed of in special dumpsters and the ground must be cleaned around the work area.

Are you looking for cash from a wholesale deal or cash flow from something like a owner finance deal where you can clean it up and rent it back out.  

We went to the apartment after Oct 1st to clean.....the apartment had feces all over the floor from an animal not approved in their apartment.

I was considering this (an Installment Sale) for tax consequences, but decided to make a clean break and we closed with a Commercial Loan for the buyer.Could age of the owner be a factor - - maybe, but I would guess inversely related; younger may really be interested and older just want to cut and run.

Get them to clean up their mess and trash.I hope this helps!