At that time I will get the house cleaned up and list it on the market and when it sells I've agreed to get reimbursed my costs for reinstatement plus any other costs plus a fee for my efforts.

One unit passed immediately, the other unit they asked me to professionally clean the carpets.Slow on the paperwork side, but for both tenants, I can see them staying for many years.Depending on the state, they may have a one time incentive bonus to sign up. 

They must first move out, leave the property broom-cleaned, and then they can pick up the funds at our attorney's office.Most won't agree to all this - so they are liars.

If you follow my advice above you will likely buy quality by default.

I've personally driven this neighborhood and was amazed at how nice and clean it is.

https://www.biggerpockets.com/forums/12/topics/1122318-quality-turnkey-companies?

Lake Geneva and Walworth county is beautiful, they keep it pretty clean with  strict conservation and zoning... 

Personally too, I look for the best quality and always provide that to all my clients.

Ergo I do all the cooking and cleaning  LOL It doesn't hurt that your wife has a client (you) that gives her all his new builds to sell, lol. 

Maybe getting a referral from people who are respectful of the property will bring you a better quality tenant?