I got some good video from my realtor, and the area looks clean and decent. 

I’d say the property manager isn’t adequately cleaning in between tenants.  

Yes, clean your credit, but also keep saving v Remember that your lender will want to see six months of PITI (principal, interests, taxes, and insurance) in your reserves in addition to your down payment.

That written notice will transfer with the sale of the home so you can get the clock running as early as possible.You could give them the opportunity to clean up but I don't recommend it because they will eventually return to this squalor.

I am starting at a 600 and working hard to clean it up.

Whereas I just wanted a clean financial transaction.

The Tenants kids spill koolaid ( poor people love koolaid ) and they let it sit or try to clean it up themselves by a wet towel instead of immediately using a steam cleaner .

your going to be looking at 5-6% for smaller banks as well w/ 5-7 year balloon, maybe 20 year amortization as well. smaller parks like this are not going to run that clean of expenses unless the utilities are all direct billed?

But you may have other expenses including cleaning, replacing worn out items and other repairs. 

The home was then cleaned by the owner and the yard (that was dead.. a violation of the lease) watered.