I'm guessing it would be easiest for them to come two weeks before their move in date and get an Airbnb and tour different options and make a decision quickly like you said. 

The good news is that the smell doesn't last forever with time and effort.With two equal applicants, we will always choose the non smoker. 

I have been looking for properties to purchase, so  that she can live there for the school year with one or two room mates.

I too once went down a similar path, although I grouped seven properties each into two LLCs. 

Hi @Adrian Jones - I don't have any interest or specific knowledge in your area; but your headline said "how to sell..." so here is my two cents worth for ALL landlords getting ready to sell.

I have two small boys and would love to invest somewhere that makes sense for us, aka Florida (Kissimmee area). 

You go to contract with the owner for X then you go to contract with the buyer for X +, so YES two contracts.  

Because of the 750-hour requirement, it’s unlikely that you’ll be able to qualify as a real estate professional if you own only one or two properties (unless one of them is undergoing significant renovations).

April BirdsongNew investor late to the game… but never too late when there is still breath. 

The best way to get those two close is by inspecting regularly.