Maybe add into your lease that the carpet needs to be steam cleaned when they move out (they need to provide a receipt for the rental of the machine or from the cleaning service). 

You need to do more than a day of fixups - painting, carpet steam cleaned, cleaning all drawers and appliances, exterior touchups.You have a "perfect" process set out, but it's one that will push you to make a bad tenant decision and not vet them properly.

Then the partnership can be on title as the owner of both current properties and then the partnership can be the consistent taxpayer for a clean 1031 exchange.

In this case, you’d likely want to work with a real estate attorney to make sure everything’s clean and the title is transferred properly.Good luck!

I'll buy them and clean them up, but we wont participate in the program.

When you select the next tenant I would certainly ensure that you have your eyes on the applications that are coming in, and ask that you are involved in the decision making process. 3x income, clean credit and background checks should be a minimum for approval, even if it takes a month or so to find someone. 

Setting up a team (cleaning crew, handymen) early on will help you balance your workload and minimize stress.

That was cleaned up.

But if not, I own a halfway/transitional/clean and sober house in WA and would be happy to answer your questions.

Last month, while someone was cleaning out our property in the Auburn Gresham neighborhood, the place was broken into.