We take very detailed move in pictures for legal purposes and when we are given notice that a tenant will be leaving and what date that will be on, we list it and show people the move in pics and the stats of the the unit, along with any planned upgrades.

I'm reading between the lines here (and correct me if I'm wrong), but I'm guessing your suggestion in using the Purchase and Sales agreement and opening escrow with 3%, has to do with a finance clause within most P&S agreements, allowing the buyer to get back all earnest money in the event that they aren't able to obtain financing before the close date occurs on the P&S agreement - is this correct?

This isn't a sure thing, because people could have a reverse or a 2nd, or any number of liens, but I look for deeds that have a last transfer date more than 12-years ago.  

Since I don't serve notices too often, I always check with him before I do to make sure I'm up to date. 

@Keith Calichio Nice to see fellow IE member!  

It is beyond dated. 

However offering a pre-move out inspection within two weeks of move out date is wise. 

I want to get this done ASAP because I have read Feb 2nd is the date the state informs owners of their tax delinquencies on their land.

A debate I've always had with fellow investors is how should I START my rental business?  

I like to make sure that the house is up to date on electrical and plumbing, as well as avoiding possible surprise costs. but would rather find more investors and find quality deals at a steady rate.