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.  

They refused to clean the carpets and went on and started replacing all carpets in approximately 700sq ft living space.

That would include all kitchen supplies and linens, cleaning supplies.

I have not received rent and I also want to get into the other two units to clean them up and do some repairs prior to renting again.

Essentially all they need to come up with is one month's rent, which is typically the upcoming month anyway, and they walk away clean - no lawn care, no utilities, nothing - and we assume the risk if the property takes longer than 1+ month to rent.

He goes and clean after each booking hasn't had an issue to speak of.