That said my long term profit is healthy if I tear down. 

Hi Calvin, I looked at that one too as it could be a good deal.It's definitely going to be more than 10k based on the details in the MLS:"Just vacated by tenant; Needs cleaning and the flooring is likely to need replacing throughout; Please be aware there is a STRONG PET ODOR in the house and pet damage in places; One window has broken glass and one shower is not usable; I believe one of the toilets is not functioning as well.

Cool looking and clean website.

What is the going rate for cleaning services when someone moves out of a home or apartment?

If the two tenants that left gave you a deposit, use that to clean up both rooms, take care of any minor touch ups in the apt and take some pics to get the rooms rented again.

I think a 9 cap-rate is very healthy in your circumstance.

If you're comfortable preparing the purchase and sale contract (give yourself exit clauses for financing, inspection, clean title...) working with the title company, hiring a good inspector and negotiating post inspection etc. and have good rapport with the seller, it seems like a case where it makes sense not to use agents to me.

I want to do a cash our refinance to a 30 year loan to get the monthly payment down and to use the cash to pay some high interest debt that I'm cleaning up. 

There was a murder in the house 5 years ago and the backyard is against a funky motel and mobile home park that is getting cleaned up.

Hmm I guess it could be unethical, but if it's a clean deal and the agent know's it'll close quickly, I could see it being more advantageous to a distressed home owner as well.Yeah an extra $5k doesn't exactly move the scale for someone making that kind of money.