On foreclosures, would I have to go to the county court & get the title of the property to make sure it's clean?

This is a 3bd/1.5ba, 1400sqft house with attached single garage (which is carpeted and was used as a family room or bedroom).  

I would probably build in 5 year renewals where the rate can go up by no more than 1% or 2% base on what the mortgage market is doing.Yearly cash flow before taxes = $15,500 … after taxes = $14,100Cash on cash return on before tax cash flow: 19.5Other Notes:Rents are below market on this property and I’ll be doing light paint & carpet work.

Make sure to take pictures and a video of the property after you have cleaned and fixed any items. 

I want to attract the best possible tenants, so I have painted, laid new carpet, and new bathroom light fixtures, but I am curious when upgrades becomes non profitable.

It is an REO listed for $84,900, stated to be newly renovated carpets, paint, bathrooms.

I found out that the roommate has been clean for about 2 1/2 years (the one year period was how long has has been on the current job).

Some sprucing up with some paint, along with a very thorough dejunking and cleaning might be all that's needed to get a sale.Even if some major improvments would draw a higher sales price the cost of those improvements can easily exceed the added value. 

HI,I'm looking at a deal in Memphis, TN (SFR, 3bd, 2ba, 1335sqft) from a turnkey provider at $77900 and wanted to get the community's feedback.It just got leased with a tenant at $995/month on a 2 year lease.The turnkey provider made it rent-ready (new AC/Furnance, carpet, flooring, etc.) so no fix-up costs.Property taxes = $1490/yearInsurance estimate = $700/yearProperty Management = 9%/monthEstimate vacancy at 8% (1 month)Estimate maintenance at 10% (built in 1985)income:  $995/monthmonthly expenses:$80 = vacancy$124 = prop tax$58 = insurance$82 = prop mgmt.$100 = maintenanceTotal exp = $444/monthNOI = $551With loan, 25% down, fixed 5% at 30 year$322 ; Mortgage payments$229 = net cashflowIt looks like its in a "B" class area. 

Needs to be gutted and cleaned.