I doubt they would accept a DIY "fluff", look how cool, 3D app that spits out pictures that anyone can download from the App store.

I keep good records and have clean books.

While we do run a business that is for profit - you always do not need to be a hard ash and if someone is going to work with you, then extend the offer.So this is what we did, and guess what, she did not trash the place, she moved out and took all her stuff and left the home very clean and spotless.

It just needed cleaned up and redesigned.

Meaning you will not be able to furnish a clean title within the time period.

Either way, it is not a DIY project.

They also have strict rules for renters about sharing the kitchen, cleaning, etc. with monetary penalties for not complying. 

Also if he is just taking PITI into the equation, he is missing/withholding info about utility costs, stocking/supply costs, cleaning costs, etc. 

I am a diy person but I realize that this is gonna take some help from a community of like minded individuals.

A professional may often do a better job when it comes to hard decisions as it's just business to them.A DIY landlord though, may babysit their tenants a search high & low for the cheapest contractor and then pay them cash to get an even better price.- A PMC is not going to go to the extremes owners do as a PMC can only afford to spend X amount of time on problems for owners - or go out of business.