I agree with Sean, you need to tell your CPA, and s/he will have to work with it (and help you get it cleaned up).There are 3 people that I try to never surprise (read: hide stuff from): my attorney, my doctor, and my CPA.

But just last month a long term tenant moved out of the area to go back to college and when they left the house SO clean with their deposit I sent another $100 and said thank you!

This way you're going to have a full year to sell/close.Second - your property taxes might go up because it won't be your primary residence any longer - check with your municipality/state on this issue.Third - it'll cost you $$$ to clean/ spruce up the place before listing it (even if your tenants doesn't trash the place which could also happen).....

Some tenants live a clean lifestyle and their filters last longer.

I heard that seller assist is capped at 2% for investment properties.

Since then I've only had to ask one person to leave and the loss was about $400 for cleaning fees so again it wasn't enough to pursue anything.

Let us know if we can ever be of any assistance to you.

It is clean and simple.

Plus since the tenant is in the state of packing, a lot of items are in a state of flux, with multiple showings, I just hate a tenant to blame something on my showings - "I had an iPad on top of the coffee table this morning, and it's gone".So I typically wait till the property is vacated and I had a chance to clean it to show it, but I like to hear from other landlords who have showned their units during the last weeks of occupancy.

They can close within 45 days if I give them a 3% sellers assist which is doable since neither one of us have a realtor.