To try to combat that I'm having them send me detailed pics after every move out so that they would have a harder time justifying say ten hours for clean up when there is some light cleaning to do and a few bags of garbage to take out.

It has a dumpster worth of garbage inside.

That's how stagnant this garbage state is. 

He has been fed all the guru garbage but the problem is they don't know the laws and often encourage people to take actions which are illegal.

Get into the crawl space to the attic, get it opened up and put live trap inside,,, babies will be here soon it's spring.you should set live traps inside, and outside .. keep area clean of garbage and make sure the garbage cans have secure lids.check the traps daily once you've caught them you will have more than 1, I guarantee it they come and go in pairs or 3's... then seal up the hole with wood...

Way too many people look at a pro-forma for a buy-and-hold and wonder how a renter could put rocks in a garbage disposal, why a water heater broke 3 days after the warranty was up, why a tenant would ruin the carpet doing drunken keg stands in the living room, etc.

How about garbage removal?

You're throwing that money in the garbage, AND THEN need to come up with the required down payment. 

The MLS (in my opinion - for my market) is absolute garbage.

I used them for a couple of months as an agent and found all the listings to be garbage, or wholesalers.