Your goals will define the route you take on this but building a list for buyers/investors is a time-intensive activity and the list is a living and breathing document.

Getting this cleaned up now would push my credit score over 800+ and eliminate nearly $3k per month in revolving debt payments and bring me quite a bit of peace.

I think that is a fair price and that will help me with my breathing room and hopefully help pay off my place faster, or at least so I can reach 20% equity so I can stop paying $110 a month in PMI haha.I'm obviously going to be checking credit score, making sure tenant has a stable income, no criminal background, etc.

These guys are claiming they help people in my situation and in the same breath offer me a loan that I calculated out at 92% interest. there ya go.. 

Many landlords use both for extra peace of mind.

From personal experience, this can motivate them to do a final deep clean before handing over the keys.Finally, for peace of mind, you might consider consulting a local real estate attorney.

It’s a good idea to have both for peace of mind!

Hopefully any regulations that get passed will be logical and not overly heavy handed (not holding my breath, but here's hoping).

For peace of mind, it's worth it, don't you agree?

It is just nice peace of mind that you don't always have to be available if their is an urgent maintenance issue.