The home currently has a formal living room, den, dining room, and large breakfast room.

Give yourself whatever time limit you feel comfortable with to see where these actions put you after this time period.  

It is scary, nerve racking and causes some uneasiness, but you have to get out of your comfort zone and DO IT.

I would also add removing old,broken,warn out,or enormous furniture that is clearly unattractive and makes the living room and bedrooms appear smaller and less comfortable than they really are.The house should be staged with modern and appropriate furniture to show buyers what they're new furniture will look like in their new home.Excess clothing that is not normally worn should removed from overstuffed closets and dressers and donated to charity,thrown away,or boxed up and stored off site from the home.If your toilets are old or have unremovable stains that look terrible,replace the entire toilet.Bathtubs should be reglazed to look shiny and new again.

Unless you can make the monthly payment comfortably.

If an investor really can't afford to list at full commission and is comfortable selling without assistance, they can use a flat fee brokerage instead.  

For blankets, we provide a lightweight cotton summer blanket, a medium weight all purpose blanket, and a fluffy comforter.

I am not a lawyer though but I would feel comfortable with this in front of a judge holding our lease agreement which they broke which spells this out.  

After further research I am finding Cap rates in the 4%, I would be more comfortable with a 8%+ but there does not seem to be many good deals in Orlando right now.

Natalie Vane somewhat more comforting hearing this response, granted I appreciate and respect all responses, my goal is to cover myself and draft the lease in a manner that would do just that....