At the very least the PM should (normally) clean the rugs and wash down the walls - - EVERY TIME.

When your inspector talked about that area, was he talking about Memphis or just that particular block?  

If needed, I will do the work myself but cleaning, plus any repairs, plus washing carpets, plus trash removal (obviously only if any of this is needed) etc, can def work out around $100 per instance.One other question is I didn't do an inspection all year but read I can't do one now until they leaves, (unless they request this) and I can't find anything about being allowed access to show the unit to new tenants, guess I have to wait until they are out.

I work with WASH.

One hands washes the other! 

Imagine a young family without a working washing machine, a few days and this could be a real problem.

I don't know quite what you are doing with the refinancing in 6 months with the SFH since the lender fees of doing transactions will make it a wash.

For rental properties I know you can depreciate things like a new roof, new washing machines etc...although different things have different schedules of depreciation.

Vinyl siding should last almost indefinitely requiring little than cleaning.I would power wash it every 10 years or so.

When you're out, give wholesaling a try.Now, you might consider a VA loan to buy rentals with... wash, rinse repeat.