At the beginning of January during the screening process, we spoke with current landlord and he gave a very positive recommendation for this tenant - pays on time, very clean, kids are great - she's a good mom keeps them in line, sorry to see her go, etc.This evening I get a call from current landlord that tenant has not paid January rent and that he's just posted a quit notice for the nonpayment.

You are left with a clean lot with city connections.

Normally a contract will say that the seller is selling the property "free and clear of all liens and encumbrances"  In other words any back taxes mortgages etc get cleaned up at settlement from the SELLERS funds. 

All other stuff had to be cleaned and returned weeks later.We probably could have sued since it took them weeks to respond to us about the initial and resulting damage.

@Nicole Marshall get the windows squeeky clean, light sand if old finish is flaking off or oxidized, automotive spray primer and then automotive enamel spray paint. 

 :)If you talked to the seller about the Sub2 route and you can get the deal done with another investor (or get someone to make a good clean offer once you bring it to the REIA like you mentioned in another post) then go for it.  

You can't keep a place that clean without getting at least ants...Good luck!

The ARV on this property if I just clean it up (10-15k) is about 185k and if I rehab it (40-45k) it's about 220k.

I spend a total of .4 hrs cleaning the exterior and sent professional cleaners over to give it a quick shine.

And they will try to wash rugs, dogs, babies, and never clean the lint trap destroying the dryer unit.