Another way of getting in the game is to do work for someone established. 

Cleaning up two units -- will resurface the parking lot and add landscaping to finish off outside.

Then, you also have your continual Capex reserves, i.e. a new roof will still wear out in about 25 years, or a new HVAC system about 15 years.For maintenance, it is always a best guess, and percentage is about all you can use, but similar to Capex, the situation needs assessed: lots of trees, expect 2x per year gutter cleaning.  

Looking back at renters with the higher standard comparatively, they clean up the unit so well, I cannot find fault to keep a bit of their security deposit.

For example (fictitious) - can my future LLC (a) acquire properties (as above), (b) provide consulting services, and (c) offering commercial cleaning?

You should never rely on a promissory note to establish a payoff amount.

Cleaning up the property, landscaping, staging, and some minor repairs.

If you do longer term rent by the room, I'd still suggest getting a cleaning person in once every 2 weeks to clean the common areas. 

Tell her you expect her out no later than midnight on March 31, 2022 and that she is not required to clean. 

Most of my properties are NNN so I manage myself, but, this one is about 150 miles away and will need a bit more management (snow removal,parking lot clean up, etc).