Door is locked all furniture is out just misc. garbage on floor.... how do I move about moving on from the tenant and go in and remove the garbage and move on to marketing the property again?

You will get a lot more trash, a lot less of it makes it into the garbage, and being considerate of neighbors as to noise etc. is something they are not used to. 

Yes - exactly, sewer, water garbage.

The garbage attorney advertising on the side of a bus shook us three times for $1,500 per pop until we finally said, "Ok...no...let's go to court".

Will you recognize the throw away garbage the buyers agent will put in there? 

If you're buying small multi family (an option i recommend), look for markets with cheap water/sewer/garbage bills in the event they're owner paid.

They don't want to be on anyone's garbage mailing list.

Landlord pays Water and Garbage ($120-150 month).

Barclays backed out of Lehman when the government wouldn't put up any money then scooped up only the pieces they wanted on the cheap to leave the garbage.

And make sure to account for the following expenses:1) Mortgage 2) Mortgage insurance (PMI or MIP) or FHA Risk base3) Property Taxes 4) City Taxes5) HOA (Home Owner’s Association) Dues and Fees and Assessments 6) Insurance  a) Property Hazard Insurance  b) Flood Insurance   c) Earthquake Insurance   d) Umbrella Insurance7) Vacancy Rate (usually 8% - the equivalent to one month a year, or 5-6% if multifamily and/or if experienced, if not use 8%)8) Utilities (you’ll have these if your tenant is not covering them and/or during vacancy)  a) Water § Sewer § Garbage  b) Electricity c) Natural Gas d) Propane9) General Maintenance (usually 5%)  a) Upkeep § Landscaping  b) Snow removal  c) Repairs   d) New Appliances 10) Capital Expenditures (usually 5%, higher is the property is old and obsolete, less if fully rehabbed and all mechanicals and roof are new)11) Property Management (8%, even if you self manage, your time still has value and there might be a time when you'll want to be completely hands off or you'll not be able to do it, vacation, retirement, etc.)