It sounds like it would be easier (time being the best asset) to just sell and pay taxes up front if my goal is to get a clean break from Cali?

Like if a property has a long string of 3 or 4 star reviews mention bad cleaning, do you make any adjustments to assume that they house would make more if it had a better cleaning crew?

Can I use the tenant's security deposit to clean up/restore the yard?

Purchase price: $350,000 Cash invested: $10,000 Sale price: $385,000 Clean out and minor repairs.

I supply paper products, coffee, hand soap and cleaning products.

Signing a fresh lease keeps things "clean" in that if you need to prove something later on you don't need to examine several documents and consider the changes in the order they were made.

The owner also provided daily cleaning services, access to dedicated Wi-Fi, access to beach and recreational equipment, and prepaid ride-share vouchers between the rental property and the nearest business district.

If I get one then I’ll need to have my title cleaned after with a quiet title process anyway.

She even said how clean it was when she first viewed it. 

I agree that it's harder to manage by the room logistically (roommate dynamics, common area cleaning, etc) but it is allowed.