That will not get you far on a four family as one tenant moves out your spending that on paint, carpet and cleanup etc. 

About 80% of my tenants keep good clean homes and are happy to help us with showings and finding new tenants.

After finding out about the smoking, inviting others over to live, dogs pooping on hallway carpets (carpets to be replaced) and used up last months rent from previous owner, sellers agent now tells me (after the fact and sale) that this tenant reported previous owner to board of health because thats how she settles things.  

Clean up your personal finances.

This term is generally for the work of cleaning and painting, sometimes sanding out the floors and buying appliances.

If I weren’t comfortable with that (which I would be but it seems you are not) I’d sell these properties and 1031 into a 10 or 20 unit that I care less about and rent someone else’s fancy home on the Cape and let them change the sheets and clean the tubs.

Think of it from a maintenance perspective, cleaning, fixing, maintaining - one roof, one building, one plumbing/electric/water system versus multiple.

3) what are the steps I take to a clean slate?

Way to hard to clean food and dust off of. example:https://www.homedepot.com/p/MSI-Alaska-Gray-Splitface-12-in-x-12-in-x-10mm-Marble-Mesh-Mounted-Mosaic-Tile-ALGRY-SFIL10MM/206741880Too busyhttps://www.homedepot.com/p/MSI-Magica-12-in-x-12-in-x-6mm-Glass-and-Stone-Mesh-Mounted-Mosaic-Tile-SGLS-MAG6MM/206741857Very uniform and neutral, adds design fare.https://www.homedepot.com/p/MSI-Honeycomb-Hexagon-12-in-x-12-in-x-10mm-Natural-Marble-Mesh-Mounted-Mosaic-Floor-and-Wall-Tile-HONCOM-2HEX/205307895

This lot has another service for all utilities it just needs to be cleaned up....