Keep in mind I have 20% held in reserves and expenses for Mgmt/repairs/cap ex.COC: 6.7%.            

However, who specifically benefits from services like Offerpad or Opendoor?

If you were 30 days late they started eviction right away, if you paid up it would reset the clock until you were again 30 days behind.I got a note in the mail to say that this was my last chance and if I was late again when I renewed I would be MTM and that meant that I would have resign the lease or initial it every month,rent was $100 more for MTM leases, and if I was late while I was MTM it would not be renewed.Luckily I got that letter at the same time I got permanent employment with a huge IT Services company.Having permanent employment instead of working for a few months getting laid off and working again for a couple months fixed the money issue.You might want to do the same sort of thing.Raise the rent, make sure they know the rent is being raised because they cannot pay on time, and if they are late again, they will be kicked out even if they pay up.

My CF is $176 a month, 20% down, with 6.99% in Indianapolis, except on the months tenant has called for repairs. 

If they aren't able to figure out the curtain and it causes damages, repairs should be a tenant charge back!

If before occupancy repairs amount to more than $20k, I could run into trouble.

I am not ready to list the property but know how important finding a good cleaning service is and do not live in the area and was wondering if anyone has referrals for reliable cleaners in this area ? 

Competitive Strategy and Operations: How do you maintain operational competitiveness against larger chains like Wawa, especially in terms of pricing, service speed, and customer experience?

It uses the rents to qualify to debt service the property with 15% to 20% down.

The reason for this is that the month-to-month tenant will leave the property sooner and thus you will have to come out of pocket to prep the property for the next tenant (i.e. clean it up, repairs, paint, etc.)