Personally, I pay for the best wifi, all the utilities and regular professional cleaning. 

I am in the middle of a deep rehab on another property; 2 SF vacancies + getting into a new deal might stretch things a out of my comfort zone.

Remodeled the basement unit and made new/clean looking.

US immigration ran a criminal background check on me when I came to the USA 35 years ago (it was clean!)

Luckily we used sweat equity to transform this property to a suitable, safe, and clean beach house rental.

Less expense as well as you're not supplying consumables, paying cleaning, paying for broken furniture glasses, etc. - Rental policy is required.

Because I will be doing the rehab and garage is a clean slate, here are a few options I am considering:Convert it to a master suite, which will make the house a 4/2 with 1500sfConvert it to a studioConvert it to a 1/1 My goal at the moment is to maximize ARV for refi, but I am not sure how the appraiser will look at it.

Clean the place up, bump it up to market rate, and be more deliberate when screening in the future.

Make sure you are accounting for all expenses, taxes, maintenance, HOA, cleaning, furnishing, etc, etc, etc.If it cash flows...it cash flows.  100% OPM is nuts.  

There's no eating at it, 'cause it's always covered, 'cause I'm always working, and even if I cleaned it off there'd be no room for more than one chair based on how it needs to be situated.