Further the adult children may with to move out on their own during the lease period.

Just wanted to update everyone on what happened with this. 

I think its wholly dependent upon precisely where you live and updated for property unique conditions.

After that, the only bugs I'd periodically see were dead bugs covered in white. 

Appraisal just in at 136K.My house: 4 bed 2 bath fully updated including mechanicalsAppraisal 1: 3 comps. 

Contemplating on whether to level the house and fix land grading/drainage issues which may end up costing $20K and doing some cosmetic updates or whether just to leave the house as is and do cosmetic fixes and just disclose to buyer that it is not level. 

When the 14 day contingency period ran out they cancelled, so it was wasted time.

To do this they need to understand the needs of their client, the market, and what a "real deal" looks like.The great deals last hours, maybe a day or two if it is a down period.

What the new value will be if the investor makes renovations, updates.

Go to the books section and buy some book on rentals.Ask family, friends or pros on here for a copy of their leases.Read, write (copy and paste), review, revise and continue to update your lease.There are so many resources on here.