With self-showings we would either have to wait right before a tenant moves in to clean... so in essence show a dirty unit (never good) or do what we normally do... clean prior to a showing, only to have to clean it again before tenant move in - because lets face it... just as you mention... no one is going to take off their shoes or care too much about wiping their feet while trudging mud through a clean unit.

I also added new kitchen cabinets and remodeled the back porch into utility/mud room.

Currently all new sheetrock is hung and tape, mud, and texture should be started next week.

For example if you grew up in Hopkins you would likely know every part of the city and whats improving and declining.Your market is the twin cities area and the demand for rental housing, price to rents, and future trends.You need to know your city and what they expect from landlords and the costs involved in compliance.Neighborhoods are not the same block by block some have good demand blocks and others have undesirable blocks.Knowing your block would be understanding that the houses in a certain part of the neighborhood are In high demand because of the walking trail, proximity to transportation, or a school boundary, planned light rail, etc.

I’m starting from behind now and need some help pulling myself out of the mud.

Or maybe double drywall that wall and then mud.  

I used to get undesired tenants out by raising the rent significantly above market as soon I wanted. 

A 300% jump now is undesirable. 

If you try to rent at this current time you may get a more undesirable tenant.

I was already dirty so I inspected the crawl space and some other undesirables for myself.