Honestly you’re blowing smoke just come clean so you don’t ruin the rest of whatever credibility remains 

Because you described your tenants as "slob", I think you need to have a serious talk with them about maintaining the house clean and free of bugs.

Having someone change sheets, clean, organize, etc makes a lot of sense.

But I offered $200 cash for keys and they are voluntarily gone leaving the property in a clean condition today.

I'd say the only real issue was the electric panels were the screw in fuses.

Does not include mechanical or electrical permits :-) Can you believe its even getting expensive in the "sticks." 

We pay a monthly fee (about $300) to the condo association for upkeep of all the common grounds, roof repairs, maintenance of the parking lot (was recently resurfaced), pressure cleaning of the outside.

And if you present a great team, clean underwriting and a clear business plan you will be amazed at how much these banks will be willing to negotiate to get your business. 

(With some improvement rent could maybe go higher)Basic utilities are covered by the landlord (electric and gas).

The seller *may* be able to file bankruptcy, stop the foreclosure, clean out a lot of debt and still sell the house to you.