Am I overanalyzing a solid deal that requires almost no work on my part (property manager will clean up the units and move in new tenants), or rushing to grab a deal that isn't much better than retail?

I just started my own cleaning business and have obtained my ein duns number and LLC.

No money has traded hands yet but we are in contract and I want to make sure i have a clean shot to p&l statements for each property.    

The units in my 4-plex have durable laminate in the main rooms, and carpet in the bedrooms.I tell my tenants the % of their security deposit returned is directly related to how much damage and cleaning their unit needs upon move-out.  

If installed properly, the only maintenance should be cleaning and recaulking the surround to tub joint, but that is true with a tile surround as well.

Just keep the books completely clean and all monies separate and then your personal assets will be insulated.

We only have to wait to close until rehab is complete or 30 days has passed on title.Our strengths are for buy and hold, 30 year term, aggressive rates, speed of closing(20 business days), only 30 days seasoning on title, no sourcing or seasoning on funds for closing, 75% LTV on purchase or refi, close under personal or business for title, and blanket loans for 3-9 properties per loan (helps clean up borrowers bureau as we do not report to credit/ raises LTV, consolidates payments).

I checked social media sites and those look clean as well (no partying, no meth labs, etc.)  

I would have an inspection done since it's a minor rehab and the inspection would have to be pretty clean. 

You could do very well on some of the tax liens but with 3-4 days of the auction and then a clean up sale after that, the high interest rate tax liens will go very fast.