Once a property is under contract it is professionally inspected.  

The mining and logging industry ranked first in job creation followed by construction; transportation, warehousing, and utilities; professional and business services; leisure and hospitality; and financial activities.All Texas metros except Brownsville-Harlingen, Victoria, Beaumont-Port Arthur, and Corpus Christi had more jobs.

These are professionals with additional training and a stricter code of ethics.

And don't buy anything without a professional inspection.

I began to expand rapidly before this boom in CO real estate in 2016 / 2017.Now I am expanding the team of professionals that I work with, my rentals and the cities I am investing in. 

You should assume you will pay for a professional cleaning as part of the "make ready" process. 

He told me I can't take any home office deduction (I'm interested in the "simplified one" $5/sf) because I'm not a Real Estate Professional (750 hours spent or half my regular business time).

Unfortunately all professionals aren't created equal. 

@Paul LaSpina The amount of money it will take you to hire a competent securities attorney and other professionals (CPA, etc) will far surpass your needs (assuming this is just 2-3 people). 

There's property managers and services available to eliminate this need and it is at such a huge expense to the tenant, I just don't see it as fair or professional.