The truth is, they will keep playing games and milk you for every penny they can, then they will leave the house a mess and cost more with cleaning, repairs, and vacancy.

I would consider getting out of property management and getting into cleaning IF you think they are doing better than you . 

I ASSUME you’re talking $400+ in extra expenses for providing water, power, sewer, gas, internet, communal area cleaning, and exterior maintenance.

Cash flow can be great if you manage it well and keep occupancy rates high, but factor in the added costs of management, cleaning, and potential vacancy dips.

My tenants are responsible for maintaining a clean property and for any requested pest control services.

Talk to other clients, go look at his current job site and see how clean it is, the quality of work, if the order of operations is making sense so far, etc.PS I'm a GC in the Nashville area and can take on a handful of clients in 2025 if you need me.

Best way to find end buyers is to ensure it's well marketed - Professional photos, professional clean prior to listing, aggressive list pricing.

Spending on expensive upgrades is not the answer to improve your tenant base in this type of area.Keep the homes habitable, clean, and safe. 

Its like the Airbnb that says $20 a night but when you click its $100 cleaning fee. 

We can't make people clean up after themselves and keep things as we would but the day to day dealing with voucher tenants is not the worst.