Consider it a deep deep extremely deep buyer's concession. 

So, your DTI would be pretty clean. 

We have 43 listings now, have a full-time managing partner, a couple assistant managers, 5 cleaning teams with 16 cleaners, an office, and for the sake of vertical integration, we’ve been shopping for laundromats for our linen solution.

I have a contract with an HVAC service to clean/check each HVAC system twice a year (typically at the beginning of both hot and cold weather); they also make certain those filters I leave tenants actually leave the box and end up in the return during these checks.Some Property Managers do monthly check ups: these tend to be done more in apartment complexes than SFH. 

Won't require much of your time, hire a cleaning crew, do the management yourself (couple hours a week)Just my .02

After they are gone, apply the deposit to the unpaid rent, cleaning, and repairs, and then decide whether to go after them for any unpaid amounts or if you'll just let it go.

I have seen the property and it looks like all it needs is a little rehab; paint, carpets, and the yard needs cleaned up.

This just means in some sort of audit or lawsuit, your personal banking records will be needed to show the movement of funds to demonstrate that everything was done cleanly/correctly. 

You'll want to talk with a 1031 QI such as @Dave Foster before you go too deep into planning around that.

An attorney will draw up the mortgages and it keeps it clean.