@Bryan Charles   ...for clean up depending on amount of work + stuff + current contract in place with seller, we will first try to keep some money in Escrow for seller to haul off stuff .

Clean up the property the best they can and send a letter certified mail to the landlord that states, they have vacated the property. 

You could also have your buy & hold LLC purchase from your renovation company so you have a clean title transfer and better new acquisition rates vs. a refi.

When was the last time you had the ducts cleaned out?

They offer a 2-year residential bridge loan for this purpose (bridging the gap between hard money or c/c debt, and a long term refi).Granted, you'll pay a couple of points and higher interest rates than conventional, but you can also buy yourself two years, pay off your credit card debt, and set yourself up for a conventional refi at a very low interest rate in a few months by cleaning up your credit score.

This property looks like it needs a new carpet or even just removed it for the hardwood underneath.

Nothing yet, upon vacancy I plan on rehabbing bathroom and carpeting.

I was wondering though, should I get a renter in first or should i get the refinance done now so the appraisal can be done in a nice empty clean house without a tenant living there?

I'm just wondering if he has just up and left (owes 2 months rent) What is the proper procedure to legally clean out and re-lease the unit.

I have a housekeeper that is a clean freak.