And that's great you are figuring out how to get to your next investment.

However, hauling away a truckload of items and cleaning beyond standard expectations could reasonably be charged to the tenant, as it goes beyond normal use.Goodwill Gesture: Since this tenant was great for 5.5 years—paying on time and caring for the property—you might consider waiving part of the cleaning cost as a goodwill gesture.

After you meet enough people you will figure where you want to go.

I would need to consult tax consultant for this however I expect to reduce my effective costs by ~$1,495/month (based on a 32% tax bracket).2.

Better tenants expect better and treat the property so.

Even if they couldnt offer the service to complete the form i would expect them to make me aware i needed to fill it out in the first 90 days as i am finding out now.

A more realistic expectation is 24 hours which will ensure we can arrange any repairs or corrections with a team, handle it in person, etc. be curious how this plays out as I worked for local developer for a while and developed several properties in Alexandria (Specifically old town) and while the city is challenging like any city - they were mostly realistic.

A and B tenants, usually need more hand holding and expect more because they assume that they are entitled to it because they are paying so in rent. 

Expect any step needs to play well w/1031.

I’ll be keeping this in mind as I move forward with my own investments.Wishing you the best as you figure out a solution, which, from the responses that I'm seeing, are good solutions, but still tedious tasks to undertake.