Making sure they are really clean is extremely important.

Liens not filed in a timely manner are not perfected and easy to defend against, a survey will show the area and content, another easy solution.

Their solution is to call an 800 number (not a solution since their number wasn't working), go online (not a solution since their online site is down for maintenance), or go to a local office.  

Are you having the same problem or have you found a solution?

Even at anything less than 5%, I'd not have confidence in your ability to close and would be working hard on an alternate solution.

The appeal of a lease option, is ideally selling it to the first tenant so that I don't have to worry as much about them moving out and having to touch up paint, clean or replace carpet etc as well as market it vacant vs cash flowing.Is this actually a bad idea?  

Find something that needs paint, carpets, landscaping and cleaning, if possible.  

T o me Not a problem it can probably be cleaned .

If someone cleaned out all of their stuff and paid rent to me for three or four years on an empty apartment, I would be as happy as a clam, because its not causing any more wear and tear on the property. 

It might be a bit crude, but buying, fixing and getting out is a viable solution if you can make some solid money.2.