You have three options take your time taping, cleaning as soon as you mess up or doing a poor job. 

Garage seems like a better place.We had to do several layers of paint and new carpet.

I plan to manage the bookings and do cleaning in between clients, so I will meet the "substantially all" materially participation requirement.

Hauled out the trash, stripped the carpets, kilzed everything.

After all PITI, utility, and services (lawncare and cleaning) costs I have $7,225.I set aside 25% of this for my maintenance fund.The remainder funds my lifestyle, wife has a Tesla, and quarterly vacations as well as business growth.In 2023 I am tracking to build 4 duplex units designed as room rentals funded in part from a recent land sale.

If your goal is to minimize fees and have the lowest rate, I would normally advise the client to start with their current bank if they have a clean file.

However one thing that would make trouble for me was that I had some pretty high standards I was keeping the tenants to in an effort to clean the buildings.

In a climatic health resort area deep in the Bavarian Forest, where the air is clean, there is plenty of nature and real estate is affordable. 

My PM is charging exorbitant fees for cleaning, products for the unit and bookings have moved to other properties.

I'm guessing this is a shared house and she's renting a room in it.For her deposit, I'd only keep whatever expenses are related to clean up and damage.