Upstairs on the second floor, its flooded from the master bedroom into the bedroom and also water soaked through into 2nd bedroom.water was leaking from the connector from the toilet tank to the source.I spent 3 hrs helping my dad clean up the mess as best as possible with towels, buckets, wet vacuum,  industrial fans.my question is this.  

(don't have property radar in Texas yet)(went to the tax assessors site and found 2 liens. one for cleaning property and one for the taxes owed) what else should I look for?

My experience is that although they are tougher tenants based on family dynamics  IE single mother 3 or 4 kids that are just really rough on the house..But some were very good and very neat and clean and work their jobs etc etc.

Chances are the heat exchanger is corroded and plugged up.I read (internet) that muratic acid and water 50/50 mix can clean it.

-Pressure wash home to give a clean look-I was even thinking about taking down the privacy fence???

I don't want to have any issues with closing, time is of the essence, we have our first baby coming Nov 20th and we need to have the properties cleaned up and rented at least 2 weeks before then (just in case baby comes early)...

Also healthy HOA's don't just double fees out of the blue.  

Now, if you get financing for a clean but from the bank, you'll have few issues with your cash buyer, but if your buyer is getting financing, that lender will question the recent sale and what you added to the property to justify a higher price.Just working hard isn't going to make that easy, glad to hear the ethical side, but deceiving a bank in a RE transaction is another federal violation.

If I were to coax a newbie into some transaction and my contract favors me unfairly, where a reasonable person having been informed would not enter into such a transaction and I just cleaned the guy's clock financially, I could be hammered.

Replace the carpet and furnace and either replace or at least clean the duct work.