That's pretty much the extent of it, wasn't too much though put in except that my family invests and lives in the area.

I'll look into that option with owner and hopefully I'll have a buyer with these circumstances 

Obviously there are exceptions to the norm but that is a good rule of thumb I use when estimating rents.

The best time/highest price has been in these circumstances:1) Property is 100% leased 2) Has a lot of the lease time remaining (i.e. the students have just moved in) 3) When it is in the best *visual* condition2 and 3 usually coincide together. 

There are a lot of great articles about it here on BP, episodes in the BP podcasts, etc.Again, it's possible people do it with ADUs around here but I haven't really heard of it, at least in RI where I live and do most of my investing - except for some legislation a few years ago limiting it to family members (i.e., a bona fide "in law" unit).

In some circumstances the city will seek the right to demolish the properties if they are in really bad shape.  

There are of course exceptions, but be prepared to be work very hard getting set up as a wholesaler up here. 

Not the end of the world, except I wouldn't really ever use said account other than for situations like this and I'd rather keep it simple. 

The whole midwest lost population - except Indiana!

Also, yes the tenant is responsible for maintaining a clean over, but your wording suggests that it wasn't exceptionally clean to begin with.