However almost two months rent was not paid, no notice was given, lease was terminated and tenant left the property with all the junk & some broken furniture. 

The furniture?

Very clean, the ladies are not cat ladies lol but the apartments were almost bare, very little furniture and a tiny tiny TV on the least expensive stand I've ever seen.

Find them when they have yard signs advertising vacant units, find them when there's furniture and trash at the curb from an eviction, find them before they know they need you. 

I’m not sure if it’s popular in your area but I know many people here in Georgia who have had great vacant properties sit on the market for months and when they brought in some furniture and minimal decor the home sold within a week.

I want to choose my battles wisely and told my agent I have no problem disposing of the other contents of the property which is a bunch of furniture and pictures, since it's being rehabbed and we'll have a dumpster on hand to pitch those items but I'm pretty sure I'd incur an extra expense getting rid of the x-ray materials.I did locate a couple of local companies that will dispose of such items and forwarded them to my agent for her to pass on to the seller's agent.Can a seller just refuse to clean out a property?

If you're talking about plates linens furniture etc.

You want to make sure you have good amenities, tv, coffee, good furniture.

As the owner you need to be providing cable TV, wifi, not to mention a house full of furniture and household goods.

All the living room furniture, TV and kitchen supplies are mine, so I think it was appealing for people to just bring their bed and their toothbrush and be ready to go.