I've been sending people to a Realtor/property manager in Sacramento.

The property offered a balanced investment opportunity—enough to significantly enhance its value through renovations, yet manageable in scope and cost.

Not only do we find the housing market to be a little more manageable, but a lot of people travel there year round. 

But sprays like this make the dust easy to manage on artificial plants: https://www.amazon.com/comeast-Cleaner-Artificial-Remover-Sp...

I'm curious to hear how other property managers and landlords are navigating this.Here in College Station, TX, I don't accept Section 8 applicants.

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.

As others have said, the best thing your son can do is run far from this deal, buckle down, save his pennies (he probably already is doing this), house-hack, and improve a property with sweat, hard work, developing a DIY skillset, and self-managing tenants. 

@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.

“it is VERY hard to screw up when buying i.e. a duplex in good condition in a desirable neighborhood and either self-manages or hire a quality PM to manage.”excellent point 

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