Hash it out with them via email/text, post 10 day notice to cure or just give them notice I will be selling at the end of March? 

Not paid and no contact from them.I want to serve them with a 3 day notice to quit or cure.

It's Better to put a cure or guit notice (eviction) on the door the first day your lease allows.  

Texas is a "mobile" community - turnover statewide is close to 50% so budget accordingly.From the sound of it, your deferred maintenance will cost you over $2500 per unit o cure. you need to see if that can get covered in your financing, if not you leverage might not be as good.Lastly, if after you recalculate, the cash on cash makes sense given the work that this deal will require, then best of luck. 

You can get away with messing up every other number, but if you are conservative on the ARV and buy right it'll almost always cure all other errors.

Cure all safetytrip issues.

I think there might have been some situations in NV were HOA's could be super liens.. but then i would think the bank would cure them.Just like mechanics liens properly filed in Oregon are super liens . when that happens lenders and or banks step right up and pay them ask me how i know LOL.. paid my fair share to protect my interest. 

In Virginia, that would be a 21 day letter telling them they have that many days to cure the violations. Just from what you described your cure items would be 1) Removing the unapproved occupants from the house 2) having the carpets professionally clean and provide you with a receipt 3) depending on how bad the filter was, having the ductwork cleaned, 4)  depending on how bad the walls are, either you’re asking them to use a magic eraser to clean the walls in the woodwork or paint.

The mortgagee may refuse reinstatement by the borrower if:(i) The mortgagee has accepted reinstatement of the mortgage within the past two years immediately preceding the current notification to the borrower that the mortgage is due and payable;(ii) Reinstatement will preclude foreclosure if the mortgage becomes due and payable at a later date; or(iii) Reinstatement will adversely affect the priority of the mortgage lien.(4) For an Eligible Non-Borrowing Spouse, even after a foreclosure proceeding is begun, the mortgagee shall permit the Eligible Non-Borrowing Spouse to cure the condition which resulted in the Deferral Period ceasing, in accordance with § 206.57(d).

This gives the tenant a chance to cure any deficiencies.