You're going to have to spend money somewhere to get leads. 

I echo everyone here on getting better at screening but we all improve with time and experience, especially when it involves spending money to repair things after tenants leave. 

Of course you'll spend some money doing it. 

The only way to spend it all would be to give it to the seller in discount points.

Lots of cold calling, ad spend, etc. 

(I remember posting a while back about basements and the potential for them to become storage for garbage the tenant doesn't want to spend time or money disposing.)Go ahead and alter your lease for future use. 

In my 40 years plus in this business I have one blemish and that was when my securities attorney told me I was fine.. and the State said I was not.. they argued .. and unless I wanted to spend 100 to 200k going to law review court..

If you're then spending $8,000 in improvements on the new rental there will be 2 items to look at:1.

What brand did you use in your rental property and how much did you spend? 

I think you need to spend at least $18/yd for retail flip carpet.