I would under-react about the house cleaning as they will be quick to retort that they are in the process of moving - just state that it would be helpful to have the apartment "show well" so you can get this part of the process over with and both you and they can return to preparing for the transition.

Quote from @Mica Moore: If you are not prepared, self management may cost you more than a good manager will charge.

If they were doing major renovations then they should have prepared you that you may not see a return in your first year but subsequent years will make up for it.

I'm prepared to offer $3 million for the purchase, with the unique advantage of 100% owner financing.

The one clear goal I have is to buy a property in September 2025, so that gives me about a year and a half to prepare. 

You may want to consider working with your tax strategist remotely to expand your options.I would also recommend looking for a tax strategist willing to work with you throughout the year, not just when preparing your tax return.

Not being pessimistic, just preparing you. 

There is some really good ones out there who are not surprised by this market cycle, who prepared for it, anticipated it, took actions in preparation for it, and are weathering it like the Master Navigators of the investing sea they are. 

You can invest with no money down - but it doesn't mean you could and should have $0. you need to prepare for worst case scenario's(roof, furnace, etc needs repairs and will need $$) feel free to ask me any specific question that you have.

You may want to consider working with your tax strategist remotely to expand your options.I would also recommend looking for a tax strategist willing to work with you throughout the year, not just when preparing your tax return.