I've never done it, but I wonder if a possibility in some situations is simply to tie up the property through a legal proceeding so that the seller can't sell it with clean title to anyone else for an extended period of time.

So I guess worst case scenario if there are damages, cleaning fee I can take it from the deposit with that evidence?

If it becomes a rental, or you start renting to a non-owner, do you reinvest the earnings or distribute?

Otherwise you simply may want to take an equity draw which is a non-taxable event (check with your cpa). 

Not to mention its illegal for Real estate agents to pay referral fee's to non licensed persons

I am unable to find a sample clean up letter so I'm looking for advice on how to write up a letter. 

*Provide information about rental rates and other terms and conditions of the rental, as set out in a schedule provided by the owner, and*Accept deposits, fees for credit checks, and other administrative duties, security deposits, and rent*Provide preprinted rental applications and respond to applicants’ inquiries about the application*Show rental units to prospective tenantsAs you can see, a non-licensed, non-resident manager is limited to performing rather routine tasks that don’t call for initiative or decision making.For instance, this manager would not be qualified to negotiate a lease (4), deal with late rents or other violations of the rental agreement or lease (5), or appear in court on your behalf (6).(1) My property manager does NOT live on any of the owners properties.(2) My property manager is unlicensed.(3) My property manager supervises 10 different properties.(4) My property manager has negotiated leases for 12 years without a license.(5) My property manager has dealt with late rents and violations.(6) Unknown

Use semi gloss so you can clean the walls if you can.

Your expert input is greatly appreciated.Down Payment/Option Money  Research found - 1%, 2.5%-7%, $5K, non refundable, partially applied to purchase price. 

I am looking into first creating a non-profit for purposes of acquiring, rehabbing distressed housing; then renting out rooms to seniors/55+