@Robert Spiegel Great question, and it’s always a balancing act when dealing with long-term tenants who’ve been fantastic overall.Based on my experience managing over 1,200 rental homes in North Texas, including areas like Dallas, Fort Worth, Plano, and Frisco, here’s how I would approach this:Cleaning Charge: While $540 may feel steep, it can vary depending on the size of the property and local market rates.

These homes were built in 2016/17 and I've managed/maintained them myself.

It would be far better for you to join NARPM - National Association of Residential Property Managers SE Virginia Chapter and join as an affiliate. 

Explore remote investing options like turnkey properties or out-of-state rentals with property managers, and use summers or gap years to network, analyze deals, and gain hands-on experience.

I use Stessa to self manage 8 properties.

Additionally, I'm working with the RE Ally Property management team, who was able to find a tenant to rent at slightly above market rates without any vacancy.

But even being a Landlord and outsourcing that staffing via Property Management still requires someone to manage the managers. 

No syndication experience but there are about a dozen quality RV/Mobile home parks on market in Oregon, several with owner carry options that can be passiv-ish with management in place.

There is also ease of management in having a handful of tradespeople that can deal with all my properties.

I have a property management company manage them as I have a full-time job, wife, and 2 boys.