If you try to sell now, you have these disclosure items, which would either make a for a tough sale or a very low price. 

Do you guys also attach receipts of repairs and items to replace when you return the deposit to move-out tenants?

I haven’t went live with the property yet, just doing some TLC and addressing Items that need to be replaced/ upgraded 

However, there are there are three items I always have: Dawn, vinegar,  and Mr Clean Magic Erasers. 

Should solve this issue, unfortunately tenants in my experience never take care of items as they should.

There are some expenses (mostly noncash items) that can be added back to your income - depreciation is the most common/well-known.If you have strong revenue and are reporting a lot of expenses to reduce your taxable income, a bank statement loan may be a good option for you.

As for designs I went on Amazon and bought most of the items.

Going off market there is a lot of offerings that are not better than the MLS listings, there is often risk items, and they virtually always require work. 

You start with logic.I am very serious that all these so called marketing experts know very little of true marketing.Marketing has to do with the medium you are marketing on and the audience you are trying to reach.As long as you understand these to items you are fine.Just learn the basics and then make the rest up yourself.

The biggest concern they are having is over dramatically increasing costs...not so much with rate, but with items like taxes and insurance.