I'm an investor in Columbus OH myself and have purchased rentals that are clean BRRRRs and hit the 1% rule.

One approach could be to let her know you will let her use the last month's rent as her deposit if she makes sure the house is in good condition and clean when she moves out. 

My HVAC people said they are troublesome to service and keep clean as they don't have the simple filters to change like conventional systems do.

Start with the low hanging fruit, using chat gpt to write some social media or blog posts or clean up a newsletter to make it more professional.

As a local investor here in Columbus myself, I have purchased rentals that are clean BRRRRs and grew my rental portfolio to over 7 figures.

We leave it on full time and have our cleaning people drain it after each stay.

One thing I discovered recently is they make heavy use of the Schedule E from your tax return, so if you clean up your Schedule E (eg by minimizing repairs and maximizing CapEx and accelerated depreciation), you should be in much better shape.  

If you do, I'd suggest getting a housecleaner in once every 1 to 2 weeks to clean common areas and bathrooms. 

It shouldn't take more than five minutes.There's not much you can do to accelerate the process with cleaning and repairs.

Looks nice and clean @Annie Balagot, but you are in a very competitive market and your bedrooms need better themeing.