People would call and knowing all the inventory on the market in the county (I did the advertising for the office too) I knew exactly which property would fit for them, took them out and sold them.

You should get an inspection on every property you buy.Also, a great piece of advice I once got was not to worry about your probability of winning the deal, only make offers that fit your criteria.

Hi Nick Daniel , I am a Property Manager here in Richmond and would love to talk with you and see if we could be a great fit for each other.

The bathroom floor is so soaked with urine that the entire subfloor needs to be pulled up and replaced, and a new floor laid down.The entire apartment is a mess, and full of old clothes and trash.It is obviously not in showable condition.So my question is this - since the verbal agreement we made was broken (not moving out the 15th, not providing pictures, and not leaving the place clean) do the terms of the original lease remain in effect?

Life shoudl be 10 years.Electrical may have cloth wiring.

You can also look for an agent on Zillow or Yelp in the desired areas and interview a few to see which is the best fit for your cousin. 

@Eric F. it was advertised as 4/2 by the owner.

I think their rental policies work great because you can tailor them to fit your needs, and they insure your properties at replacement cost.

Let's say the water heater started leaking and ruins some clothes, or the roof leaks, or their refrigerator goes bad and ruins their food?

Start w/your own natural paths on who you know that might fit this category and start screening them for interest at a high level.