Needed a lot of clean up and cosmetic work due to bad renters.

I want it so badly, and there was recently a sign on the door from a company called safe guard saying the property has been abandoned and the lender would be notified they have to clean up the yard and the locks would be changed.

Save yourself the cleanup and learn about systems.

Should he have done a walk through with the tenant or their representative -yes after the house is vacant not with all the furniture and cleanup to be done.When you told the PM it was unacceptable he put a lock box on immediately even though they were paid to the end of the month. 

To continue the metaphor, a train wreck, of course, stops everything and there's lots of cleanup before you can start over.Dunno if that helps.

Also, as some one else stated, its winter in Montana and mice tend to want to stay someplace warm.Rule of thumb is to tell the tenants to clean up and keep food locked up.

In that time it takes for him to mow the lawn, clean up etc., I can easily find several items to flip from Offerup, Letgo etc on eBay.

Lots of old towels for clean up.

I basically can't pursue rental properties anymore because I am leveraged to the max, well, at least until the duplex gets rented will I have income to pursue another property but the market is pretty much depleted of "bargain purchases" anymore.

I’m getting my systems in place but I’m planning on postcard (clean up address generic meaning I don’t market with anything about foreclosure), first letter intro & state I got their information from public records about pre-foreclosure & offer for cash as is sale, second letter benefits of short sale, third letter negative impacts of foreclosure.