A few days later I went back and put all of the dirty food covered dishes in black bags as well as the food that was in refrigerator.

Like dishes, silverware, towels, toiletries, wifi entry lock and other potential items.

Perhaps renting and getting a pulse on the market, being able to drive for dollars and put a list together of properties to cold call/mail, dish out to your broker to call, etc will help you find that diamond in the rough. 

I will likely go with Dish as the provider, but I'm also going to look into hollernet. 

I like the stability of non-student rentals, plus students are often living on their own for the first time and that can create more problems (eg dish soap in dishwasher).Take your time to look at places. 

Fridge fell over, cupboard doors opened up, all the dishes and glasses we owned were now on the floor along with the fridge contents.

No dishwasher, because in 1950, washing dishes was (fasten your seat belt) woman's work! 

When I show the property to potential tenants I'm extremely clear that I expect to be paid on the 1st, that they are not to leave dishes out, and that they need to be quiet and respectful of everyone else at night.

I do not really know anybody that can dish out large sums of money like that. 

Also hard to collect rent.As to my belt, although a real one in one of the composite Korean styles, Kuk Sool, it is simply part of my "Black Belt in Real Estate Taxation" branding.