If the two tenants that left gave you a deposit, use that to clean up both rooms, take care of any minor touch ups in the apt and take some pics to get the rooms rented again.

If you're comfortable preparing the purchase and sale contract (give yourself exit clauses for financing, inspection, clean title...) working with the title company, hiring a good inspector and negotiating post inspection etc. and have good rapport with the seller, it seems like a case where it makes sense not to use agents to me.

I want to do a cash our refinance to a 30 year loan to get the monthly payment down and to use the cash to pay some high interest debt that I'm cleaning up. 

. - Cosmetic Rehab (Paint & Carpet)$35/sq. ft. - Medium Rehab (Bathroom, Kitchen, Roof)$50/sq. ft. - Heavy Rehab (Full gut)  CONSTRUCTION$100 / sq. ft

There was a murder in the house 5 years ago and the backyard is against a funky motel and mobile home park that is getting cleaned up.

Hmm I guess it could be unethical, but if it's a clean deal and the agent know's it'll close quickly, I could see it being more advantageous to a distressed home owner as well.Yeah an extra $5k doesn't exactly move the scale for someone making that kind of money.

There difficult to tear off and clean up is worse.

And pay for title insurance to make sure you've got a clean title.

The home is pretty clean and doesn't need a lot of work.Can anyone give me some advice on whether they'd invest here or not. 

That seems like a clean cut solution to me. managing it is another thing  you would have to deal with and that also seems like a long shot, especially with the short term rental options.