If I can list a property and land a direct buyer it is clean and I get paid quickly.

Clean them out, change locks, repairs, etc.

It states that 'tenant shall pay for all utilities, cinluding, but not limited to: electricity, heat, telephone, fire alarm changes, heat system maintenance costs, janitorial and cleaning charges and snow removal from xxx street in front of premises. and then in another section goes into more detail that I shall be responsible for 'normal maintenance of such items including, but not limited to heating and air conditioning systems' He said that the heating system is only two years old and that if something was broken beyond repair it would be on him but it is written out and sounds like there should be more detail. opinion? 

I've had the best luck buying cleaning supplies like this from a local Hotel/Janitorial Supply company.

I made 10k on a recent flip that I just did a basic clean up on, secured the door, and resold to an investor.

Basically you do a minimal amount of rehab, i.e. cleaning it up and fixing a roof leak or two.  

I still see potential in the Atlanta market although it has rebounded a lot since the recession so don't expect to clean up with rock bottom prices.

We would get the one set of tenants out, then go in and fix/clean/paint/carpet the property, screen new tenants and place them, only to have to repeat the whole process over and over again.

Clean, cold cut, and to the point.

This should put you in a pretty safe spot for vacancy and clean up.