After that, there is a single annual inspection that is just in place to ensure the rental is still clean, safe and functional.

But then, I just don't care for HOAs due to the messes I have cleaned up in the past. :)

(C) Buy those adjustable plastic grids from the big box stores and cut them to size and insert those green filter into them? 

, arrange for someone to clean it out if its a dump (It usually is), get bids for repairs, approve bids for repairs, get repairs, re appraise the property, then list it with a local agent.

Now I need to fix holes and clean.

Hi everybody, The tenant in Manore Austin, just moved out and the carpet needs to be cleaned and we should paint the walls too.

Per his request we did clean some mildew / mold (small spot behind furniture ) and it has not grown back.  

Stainless steel is very hard to keep clean.

In addition, we bring our pressure washer and lawn tools, plan on pressure washing siding & treating/repairing decks and fences, painting outside doors & trim, cleaning dryer vents, re-caulk around tubs, etc., all the things that tenants never mention as it doesn't affect their lives but will cost us a lot if the PM does it and even more in the long run if it's neglected.    

I have also heard that it is important to make sure you have clean hands as the first level of conduct is for them to assume you are involved as well and are reporting because of some "falling out" with the target.