., and it will take 3 dumpsters, and maybe 3k+ of costs, labor to unload place...what do you suggest to get under contract and inspect, for diligence, without spending $3k just to unload the house for an inspector to get in?  

@Joe C., thanks for this comment, which experience is giving me guidance this year.  

I'd like to do the other work with a permit in a couple years when the unit turns over, and hopefully labor is easier to come by, so I'd like to avoid making problems for myself at that point too. 

The main issue is that the rents were also cheaper, and I couldn't find good management or labor.

Cost certainly increasing fast I've gotten a 3500-4000 and a 4000-6000 for the split and extra manual labor time my energy company possibly required.  

The total cost for this, including labor & parts is $2800, which is more than their security deposit ($2600).

Pricing for materials for a rehab at the scale Clayton talks about would costs 2x-3x that price -- add labor on top of that!

If you do allow it, you should have a written agreement that spells out specifically what they are allowed to do, materials used, who pays for it, compensation for labor, what happens if they do a poor job, what happens when they leave, a deadline for completion, etc. 

As @Joe Villeneuve and @Skylar Simpson has mentioned, it could be costly from a legal standpoint and with new Dodd Frank laws.  

Out of state is fine too.Thanks in advance ☺️I would recommend that you check out Rod Khleif, Jake & Gino, Michael Blank, or even Joe Fairless on the pricier side.