Since he was funding that one, I said ok. let's do it your way. just a reasonable clean up and no frills.

I would add looking at online county dockets, several times with different companies I have used for the checks, someones background comes out clean, yet I find landlord filings or crimes, even within 7 years, in online county records that didn't come up in the report.

If after one week, you reinspect and the unit is not cleaned up, you can give them a 7 day notice without opportunity to cure, meaning you can give them up for eviction within a week.

My realtor let me know that a vacant house with fresh carpet, new paint, and a clean yard will sell quickly and will fetch a better price.He spoke to my tenant and then told me that her plan was to find and purchase a new home.

People seem to clean puddles on the ground when there is hard floors rather than carpet so it felt like a solid investment.  

I went to the area today to scope it out and it looked clean but I have not spoken with the owner yet and I just plugged the numbers into the calculator on this website and I was generous with the amounts for insurance and even the 50% rule was still a great deal.

Do we have a cleaning crew come of some kind come in and deep clean every square inch first, then clean again at the end, or do we do the rehab work and then clean all at one time?

Here is what I have projected Land cost$280,000Down payment 100k, at 5.25/ 15 yearsVacancy 10% Repairs10%Capex2%PMN/A (will explain)General Liability Insurance$800/yearProp taxes 1.4% (land only)Misc cost $160/moSo factoring in any capex and repair is me being conservative, as I explained I am responsible for very little but do have options down the road to clean the place up, maybe even buyout some of the homes to make the land overall more attractive and more profitable.

Having the home look well maintained and clean is the most important thing.

Ours needed to be cleaned out from the basement.