We do nice kitchens and stainless appliances, have cleaning service, pest control, landscaping and address any maintenance issues immediately. 

A little conversation redirect here: this "method" as posed by the original poster has been thoroughly and utterly debunked.A quick analogy:I brush my teeth two minutes per cleaning.

Like the push to get tiny houses accepted and zoning changed,   a "cleanly well run rooming house" business model has yet to get much muninicipal acceptance tracktion.  

Many folks would I bet Personally, I have no price and prefer sleeping well at night haha  Jay knows an instance where my company was printing money “cleanly” but where in bed with an operator that wasn’t legit.Cut ties and cost us probably millions in doing so…

So if you want to handle the extra work, like cleaning, repairs and all of the calls and texts, then go for it.

Over the last (3) years I have seen some extreme cases of expedited equity where an investor buys an older home or "Ugly Inventory" and then bats clean up on the ARV in 12 months.To give you an example I helped an investor refinance her home in 2023 pull cash out to buy a $65K home all cash.

Direct expenses are expenses directly attributable to the rental units (ex: rental unit repairs/cleaning, advertising, rental adm exp, etc)

What are the cleaning and management costs? 

Since you mentioned a construction site injury in your initial post, the best way to proactively avoid premises liability claims is by keeping a clean worksite.

Note: Our initial goals are to wholesale to build immediate working capital (targeting $150k) and hold for cash-flow to build 10k/mo FCF (free cash-flow).We have made some cash buyer connections, identified and underwritten potential deals on hundreds of current deals, and developed professional relationships in our target community (cleaning, construction, governmental).