I spent about 6k to get rid of the smoke smell including painting, cleaning the vents, cleaning the furniture etc.  

Beyond the fact you need to know how to use it, know what you are looking at and and then have to clean it... it is ok to just punt that task to a professional.   

Inspections, renovations and touch-ups, and then cleanings to get the property ready for the next group.Student Housing ChallengesYearly Turnover - Every year you have tenant turnover.

There was carpet almost everywhere including the bathrooms.

It can be awkward having to tell them to keep it clean so you just set ground rules in advance.

I currently pay $15 per hour for contract labor for simple things like stripping a roof, cleaning up junk, mowing, etc. 

why I have to help them clean it when its their fault for not cleaning the fridge. next complaint is rodent dropping, I see in the backyard there is whole bunch of rice in the backyard which the tenant did and trying to lure the rodent to come, now that I know they trying to get me in trouble.

This is helpful, I've defintely been respectful, I've been helping her out with a lot of the tasks that are part of cleaning out the house and supporting her with additional information via Google as she is in her 70's.

Although if the clean up amount is less than the attorney fees, maybe work something out with the neighbor financially, and get your dirt back maybe.Good Luck!

Plus more wear-and-tear on the house and more cleaning to do (and pay for).I prefer @Bradley Buxton s idea of adding more amenities instead.