We do lower rates, and I'm curios if others have run into a "floor price" below which you just get problem guests.

The places are kept clean and In perfect condition.  

I'm sure you'll get differing opinions but this sounds more clean and simple to me.

I'd personally say pulling your water heater out and replacing with a wall mount on demand one, would be worth the cost to have in unit washer dryer if you are staying there or renting it, it would be worth it.its always worth doing the big stuff well and correct even if you are cleaning up after someone, the long term hold always prevails, its just a little frustrating front sometimes, but hang in there!

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

This property needed an extreme amount of clean up and haul away of items left behind.

We have not disabled ours or converted to gas, but Tenant must sign a Fireplace Addendum stating if they use it, we require a higher renter's liability policy with us as additional insured, rules on wood, storage, use, safety, they pay for yearly professional cleaning each year they are there, etc.  

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.

New 200 amp circuit panel, Culligan water softner, new washer/dryer, and a deep clean Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

I'm not talking about cosmetic fixes, I'm talking adding bedrooms within an existing floor plan, creating a second unit (like an ADU), etc.