Something has occurred causing floors to begin to grow mold.

Initially, I planned to finish the attic, add a bathroom and bedroom, and create a first-floor master suite, turning it into a 3/2.

You can even sweeten the pot by telling them they don't have to clean, and you will hand them their deposit on the day of move-out after a 10-minute inspection to verify there are no damages. 

This way there will no be loose ends and title transfer will be clean, you wont even have to issue a quit claim deed.

New windows and doors, new kitchen, updated bathroom, new HVAC, new flooring and paint and finished the attic with flooring and heating/cooling.

To do a clean BRRRR in today's interest rate and highly competitive environment is very difficult.

I was thinking of providing cleaning, a full gym, personalized workout plans, mealprep services; something like that.

I did and told them that if they don't have a signed lease and deposit, it isn't rented.One month seems to be normal with PM as they have a number of units turn over at the same time and don't show them until the place is vacant and cleaned. 

They keep the home clean, pay rent a week early, and I haven't been called out to fix a single issue.

Think of these as savings for big-ticket items like new flooring, new appliances, or a roof or siding replacement.Because maintenance and capex can be “lumpy,” you may think that you’re generating more cash flow than you really are.