Of all the 7 beds for sale, yours is as good as or better than almost all of them, but they are also sitting on the market a long time.As far as your decor, a good thing is you have laminate or LVP flooring, which is a big plus, the missing spa is a big deal.

One approach could be to let her know you will let her use the last month's rent as her deposit if she makes sure the house is in good condition and clean when she moves out. 

One great thing is that all the carpeting and floors have already been ripped out.

Start with the low hanging fruit, using chat gpt to write some social media or blog posts or clean up a newsletter to make it more professional.

As a local investor here in Columbus myself, I have purchased rentals that are clean BRRRRs and grew my rental portfolio to over 7 figures.

Tenant let dog live in garage for a year.now smell won't come out of garage floor.

We leave it on full time and have our cleaning people drain it after each stay.

If you do, I'd suggest getting a housecleaner in once every 1 to 2 weeks to clean common areas and bathrooms. 

One thing I discovered recently is they make heavy use of the Schedule E from your tax return, so if you clean up your Schedule E (eg by minimizing repairs and maximizing CapEx and accelerated depreciation), you should be in much better shape.  

It shouldn't take more than five minutes.There's not much you can do to accelerate the process with cleaning and repairs.