I took care of all cleaning/repair work for his tax deed property and now have it listed.  

It was a condo but burned down and EHO way cleaned it up.

simple, clean, fast!

Bought a house in September 2014 and rented it with clean-up and paint etc.

Meaning, clean, rid of junk, paint walls, have a big room with bathroom where it is (rehab it, of course) and then wait to see who signs the lease.

New tenants just singed one year lease in October 1st 2013.Condition – it is clean and no repair needed (I think) but I think some update will increase rent to $775 to 800.I was shooting for about 10% ROI.

I am the guy that gets the call at 2 AM when the alarm company sees that the power "blinked off" for a second, the one that the tenants call to complain when the common hallway is not clean enough (because of the group of kids that just walked out of the sandwich franchise that threw trash everywhere), etc.

The house has been vacant now for a few months, partially due to cleaning and doing improvements.

You can offer a WI land contract or a sandwich lease.I understand there is some clean up involved.You want to profit at the purchase, so I would offer,-Payment $250 under market rent-3 payments in advance in lieu of a downpayment.-3 year term-all payments credited toward purchase price of 10% under comps.I would put this in a letter of intent.BrianPS It is not a deal unless it is a motivated seller.

A clean slate might be worth going for here.