Hope to start investing in the next year and will spend some time learning what I can from this site to prepare myself. 

I would under-react about the house cleaning as they will be quick to retort that they are in the process of moving - just state that it would be helpful to have the apartment "show well" so you can get this part of the process over with and both you and they can return to preparing for the transition.

Quote from @Mica Moore: If you are not prepared, self management may cost you more than a good manager will charge.

All you need to know is where motivated sellers will be WHEN they become motivated.Where would you go to get food if you were a hungry lion in the savannas of Africa?

If they were doing major renovations then they should have prepared you that you may not see a return in your first year but subsequent years will make up for it.

I'm prepared to offer $3 million for the purchase, with the unique advantage of 100% owner financing.

The one clear goal I have is to buy a property in September 2025, so that gives me about a year and a half to prepare. 

Food for thought.

You may want to consider working with your tax strategist remotely to expand your options.I would also recommend looking for a tax strategist willing to work with you throughout the year, not just when preparing your tax return.

Not being pessimistic, just preparing you.