At AHP, we sometimes see clean out estimates of $3,000 - 4,000 and know well that a local investor could probably get the work done for $500.                                                                                                                                                                                                  

Seems a bit high on the exp ratio near 43% but we do pay a premium for our solid cleaning lady, she also stocks supplies, runs errands and other duties for no "extra" charge.

They'll likely have follow up questions about who handles maintenance, larger SD, etc... so be prepared to quickly answer these.Value to mention:- Professionally cleaned property after each stay and exterior upkeep- Staged photos that you can share with the owner for marketing purposes- Capex coverage up to $XX,000 (might need to include in SD)- Extra $XXX per month (likely may need to pay a little extra in rent to make it worthwhile, otherwise they can collect the same amount as LTR)Also, google "Airbnb apartments" or check their website. 

I had a few properties when a lady that owned a cleaning company I had contracted with previously approached me about combining forces on a property management company.

That might be especially attractive to folks who want to shed the clothes they wear at work to keep their living space more clean.

Don’t know much about Memphis as a city itself though, I just know crime was a problem back in the day, is that still the case or is the city getting cleaned up and growing?

Do the Airbnb discounting, price a little under market, make sure your cleaning fees are at or below average, looser cancellation policies will all help.

If you warned them and they didn't clean things up that could be a reason. 10.

The IRS should have cleaned up on the billions of tax fraud being committed.

Section 8 is a nice program, but you will get low IQ tenants who don't know how to clean properly.