Do you have a "delivered vacant and broom clean" clause?

Hi credit is high and everything else is clean.

Stick to easy paint and carpet rehabs.

Does the roommate keep the unit clean and stay out of trouble?

Purchase: $115,500 including closing costsARV comps recently sold (2020): $170-$190KRent:$1100-1200Cosmetic Rehab: $18,000Repairs: $12-15K Because this is sold as-is and is an old property, there are repairs that need to be done such as foundation bracing, sewer clean out (inspector couldn’t get passed tree root build up), load bearing beam replacements in basement, electric panel replacement, gutter/fascia replacement, And a new water heater. 

also Its unclear to me but many say the tax deed sale wipes all liens clean.

That being said, do not be afraid to write into your Purchase Agreement that a unit needs to be delivered empty and broom clean at close if the current tenant is behind on rent or has trashed the unit.

This might mean buying a structurally sound house, but with horrible paint colors, carpet, etc.

Overall is the house safe and clean and the surfaces all covered with modern paint?

Take them with a lot more light and if the carpet is dirty and the paint is worn I would clean and refresh that.