They didn't use professional photos, didn't clean up the place, and was an overall poor presentation.

Now that the tenant has move out, I learned they trash the place and I had to spend like $2k to clean up the mess before the PM team can move in and fix the place again.  

I have client from my massage business who is a contractor, who can help me do repairs at a discount. and I plan on doing some clean up myself. 

I could potentially use my own money, but would likely deplete my reserves completely. 2.

  $220/mo 'cf' is just lunch money until a bad tenant claws back 2 or 3 years worth in lost rent and repairs/ clean-up.  

However, I found that the tenant did not respect the property and we had quite a mess to clean up when we moved back into the house.  

Tenants with an ESA must still follow rules (no barking, clean up after the animal immediately, pay for damages immediately, keep it under control, remove the animal during inspections/maintenance, etc.) and they are responsible for any damages caused by the ESA.

Not to mention, close enough that I could do simple clean up/management myself.

In New Castle County Delaware we would need to send them a 7 day violation letter to clean up the clutter so the home can be treated effectively - this can be tricky to evict on though. 

Another one paid the rent in full and left in the first week of that month which allowed plenty of time for an necessary cleanup, etc.