You have to trust them to not be lazy and they trust you to keep solvent to pay them vs the chance to make more money doing more jobs.

I am going to meet with an owed of a car wash tomorrow.  

THIS WILL MAKE YOU OR BREAK YOU so get 2 more quotes.I can redo an entire 1400sf house for well under 100k- full gut new everything at a modest level and id.guess our labor prices here are more than your area.Your contractor was unlicensed but was he competent?

You WOULD NOT BELIEVE what people put in washing machines they don't own themselves!

Also, is this a C/D class property, where the tenant will be ok with the inconvenience of using coins for washing and drying clothes?

Wash the decks, stain the decks, clean the gutters, repair the road, fix the septic, repair the roof, trim the trees, rake the leaves, put down the mulch, deal with the critters, fix the appliances, heat during winter, worry about frozen pipes, pay the taxes, pay the insurance, pay the gas, pay the electric.

But basically it all comes out the same in the wash. 

First and foremost I would get the idea of it being a good or bad time to sell out of your head unless your leaving the city because its gonna be a wash selling one property to buy another (with a kicker to the higher taxes you will pay on the new property). 

I have helped BPers in the past with some tenant issues and it was amazing how creative the bad tenants can be in covering up their past:  their last apartment complex was actually a car wash but they arranged for someone to answer the phone by the 'complex' name, their employer's address was an empty field, another's previous landlord was a bail bondsman...and that said a lot about their employment as well. 

I would paint it and replace any carpet, I have tried a few other ways, but none have been 100% fixes, but paint & Carpet and wash hard surfaces.