One more thing I would like to add.You need to treat this like a business and not a charity. 

They are always doing something.They also advertise with their listings that they donate to a charity $300 for every house they represent the seller (seller chooses charity of their choice) and also for every house they represent to buyer (buyer gets to choose) at the close of escrow. 

IMO just clean it and give the tenant their deposit back (assuming everything else was fine) 1) The owner knows.2) Show the bill for repair3) It's a business, not a charity.

They are going to scream bloody murder... you'll need to ask them to leave 'in order to make long overdue improvements' to the place.If you slip, ask yourself if you started into the RE business to make money or to be a charity.

So get a Heloc on your rental and put the entire rent to the Heloc while still maintaining some liquidity.There are multiple threads over several years debating this subject.Donate the $1000 to a charity of your choice.

, setting up an FLP, or turning it into a charity, but most of that would require planning well ahead of the sale (or concurrence from the buyer).

Is this an investment or a charity?

You're running a business, not a charity. 

I'd think about it like this: 1) I agree that it seems hard to fathom a situation where you don't split out the land and parcel as a separate enterprise.2) It doesn't sound like this is a charity case for you, it sounds like a business deal.

You could just as easily donate whatever you feel is excess profit to a charity of your choice.