On the most recent house I bought and two others that I bought in the last 3 years, I buy the house for rock bottom price.  

I would recommend listing it in the current condition at your rock bottom price or close to it. 

Project UpdateWhen we bought the house 1 of the units had natural gas heat and the other had electric. 

I have used this one to very nice affect:http://www.glidden.com/Color/Paint-Colors/Yellows/...In large rooms with plenty of natural light, it comes off as a nice creamy and surprisingly neutral color.  

My tenant refuses to pay for the window broken when her ex-boyfriend threw a rock through it, when me lease says she is responsible for anyone she knows!"  

I think the biggest lesson I just learned is to work with someone who fully understands my story, goals, and helps me to realize all of that (in addition to having a rock solid criteria to start with). 

The property was never vacant and the only repairs I had to do was replace the kitchen faucet and sheet rock. 

The problems here run deep and are systemic and fundamental in nature.  

There is no way everyone will leave at once barring natural disaster.

I called every place I could think of and naturally they are all booked out a month away.