I'm an investor in Columbus OH myself and have purchased rentals that are clean BRRRRs and hit the 1% rule.

Considering I'm over 6 hours away, I will likely need to invest in a pool maintenance service to clean the pool weekly.

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

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.

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. 

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 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.  

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. 

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