He said that he's done some updates, but knows that he won't get the full $45k on a cash sale, he even threw $35k out there as a number he'd be willing to take.I believe a conservative ARV to be $50k and don't expect more than paint and carpet is needed.

I was wondering if it was getting to messy.

nice hardwoods or old carpets?

Some homes, I do not allow pets at all - homes that I have recently upgraded carpet, flooring, etc.

Anyone know how to bring carpet back to life one more time?

After 2 days of the eviction, he left cloths, foods, and other house holds stuff at the drive way.he damaged the property and walls are nailed, taped, and other stains on the wall, carpet needs to replaced, and bad shape of landscaping.

Paint, Carpet, Deck, kitchen What was the outcome?

My property manager did a good job getting it rented and the deposit paid to get the carpets cleaned.All of my cash flow goes back into my “operating” account.  

I recently was made aware that the tenant is going through a messy divorce and custody battle and the tenant has not lived in the property for half a year while his wife remained and paid the rent this whole time.

West Philly (particularly in cobbs and cedar) has been my go to for rentals but as I look into Cap Rates around Olney (at least properties not too far away from La Salle's campus) I have seen some well maintained properties that are laminate, carpet, and some window AC units away from pulling in 900-1000.