It's simple and clean but at the same time has a lot of capability. 

It's not in too bad shape, but was a smoker's house and hasn't had any cleaning done in years.Based on a quick walk-through I'm looking at internal painting, minimal external painting, carpet replaced (or removed to get to the hardwood floors where possible), a bunch of minor repairs to things like gutters/eaves/etc.In a perfect world, this relationship would continue to care for the property as issues occur in the future.

The house is already clean, it is open for you to have access to it." 

Speak to all tenants involved and if the problem can not be resolved you have the option of evicting/non renewing the noisy tenants lease.

They want the venue friday evening to set up and prepare, then have the wedding on Sat, and then come back and clean up the next day in order to receive their deposit.Again, I want to thank everyone for their suggestions and input!

It's a little discouraging when most of these replies are "clean up your credit".

If you'd found this guy two or three months out there would be a few easy creative finance solutions involving above board vanilla 30YF Fannie stuff. 

I can find out whats important to them and what they need or want... but with a realtor involved there are a lot of unknowns and lost in communication issues.Ok... so my questions are: How do I propose this to a realtor and have it actually work? 

I've been looking for something like in the Beaumont area to get involved with.

I know most (well lets be honest ALL) of the answers involve knowing the law or getting legal advice, but as a landlord you want to make sure you are familiar with the requirements because it will come up.