If it's been a long-term tenant, we plan to have them repaint. 

It usually takes too long for repairmen to come out under those plans. 

Long story short , didn’t do my due diligence .

I quickly learned that just because I signed a term sheet doesn't mean it's set in stone.

Hard money lender finance rehab projects all day long, so they are pretty good with estimating ARV, profit margins and etc.

Not sure what your short term rental regulations are for your area, but if HOA allows, airbnb could be a great way to acquire short-term, mid-term, or long-term roommates.  

Assignment is the legal term and is not limited to the length of time the property is owned or controlled by the assignee.

As someone with basic framing/DIY knowledge, this is something I would feel comfortable tackling over a long weekend and would only cost me around $500 in materials. 

Beside the “subject to” that’s recently become the subject of much debate we utilized  ”no interest short term owner financing”, the “2nd mortgage crank”, substitution of collateral, mortgage subordination, wrap loans, real estate “exchange” (not for tax reasons), sale - lease back, guaranteed rent payments, sale - buy back, land offered in lieu of down payment, zero coupon bonds as substitution of collateral, and a few others that escape my memory.  

You and your cleaner should form a type of business relationship that will last long-term, which benefits the both of you.