If we wait another two weeks, we think of that as losing something like $750 so it's also a bit of gamble where not getting the final amount is a bit of a wash anyway but at least they would owe it and it's on a contract where if we waited, it's our loss entirely. 

They are large enough to have enough staff but not so large that you become a cog in the machine.

That is all you need to do for your Tax-free, Rental Machine.

So any sale with 6-12 months should be darn close to a wash or even a loss, unless you’ve got 10%+ appreciation in that time. 

It only needs power washing.

Cheap improvements: new photographs, new shutters, cut back the grass, power wash the driveway, get rid of that round boob fixture over your kitchen sink, paint the tan brick inside the room, and find a new realtor.

@Corey Conklin Charge them for the ozone machine to treat the smoke smell. 

Normally you would offer cash for keys, but you could speak with an attorney and see what the going rate is, minus the $24,000 that's owed (it could be a wash, you would need to find out).I don't trust the government.

They had one two hour open house and by the end of the open house, there were 8 offers (all of them were cash) and something like 6 were above asking (asking was 260k).The main reason he got it was he had a prior relationship with the listing agent.

Fix the door frames, power wash and seal the deck, fix any holes in walls, make sure the bathroom vanity closes properly and new paint, maybe new shower curtain if theirs is tattered.