Big ticket item here is the cleaning.

Your arrangement with your GC is really clean.

We found out the property was an upper and lower rental and I talked to the landlord about cleaning up the garbage. 

Now the only thing that was fishy is he refused to go through escrow and i havent done a title search yet so i may or may not have a clean title.

Tenant claims they don't know, initially a pro cleaned the carpet which actually spread the urine smell everywhere. 

I called the plumber and he came said there is no problem with the pipe, 300$ for the installation of the washer...Home warranty through Home Depot- came three times and said the rental was not clean and refused to fixed the stove...Not gonna do any business with Home Depot ever again!

But i was told that management was able to get a warrant and clean out the unit of junk that the previous owner had left. 

That's why I am managing now, to clean up things that have been left and unattended.

Which would mean that all of my clients funds go into my bank account and I would pay them their net payout (rent less my Mgmt fee, cleaning fee, maintenance costs, taxes) at the end of the month instead of them paying me my Mgmt fee.

Maybe that means we refinance sooner rather than later and have an official sale to make it clean.