When you didn't call those folks back after the first mailing, they would most likely throw your mail in the garbage the next time around.I would put some filters in your list, and then send out no more than 1000-2000 per month until you have some systems in place to handle the calls.

So I called lots of lenders for them and the complete garbage lenders were quoting me for properties in this price range was ridiculous. 

Clean can mean garbage taken out, etc.... not sure how far you can imply those things and what you should spell out clearly.

Unfortunately garbage in = garbage out. 

Hi JulieWe start showing as soon as the tenant gives notice.It has been a challenge sometimes, I remember setting up showings at a house where the tenant was away for the weekend.Just her teenage kids were home.The first showing was embarrassing, but I managed to do a garbage bag / throw stuff in the cupboards (including dirty dishes)The next tenants took the place, but I made a deal with them to have our painter / handyman come in to do a bit of painting, after they moved in.It is not always ideal, some of the hustle between tenants, but I find if you communicate well, set expectations and do what you say you are going to do, you can avoid any loss in revenue.That being said, sometimes you have to shut a unit down between tenants to do a full on scrub down.To clean properly it really takes a lot of time.Mike

.- Left garbage in the garage.- Tenant change toilet seats.

Garbage/water is a good example. 

Home warranties cover electrical, plumbing, HVAC, pools/spa equipment, garage door openers, water heaters, garbage disposals, and so much more! 

I will be tossing this I tothe garbage!

Everything I've found on loopnet/MLS is pretty much garbage, but that's somewhat expected.