That would include all kitchen supplies and linens, cleaning supplies.

I have not received rent and I also want to get into the other two units to clean them up and do some repairs prior to renting again.

Essentially all they need to come up with is one month's rent, which is typically the upcoming month anyway, and they walk away clean - no lawn care, no utilities, nothing - and we assume the risk if the property takes longer than 1+ month to rent.

He goes and clean after each booking hasn't had an issue to speak of. 

What about all of the time it takes to learn these things, clean up from the mistakes, and get back on track?

I am currently reading about the BRRRR strategy from David Greene's book.

As @Jonathan Greene pointed out, it is much easier to evict for upgrading units to re-rent at a higher rate.Like most landlords, I have a one year Lease agreement.

$100k I probably would just clean them if they aren’t bad

Definitely low hanging fruit.So, when I see the 25% COC number, is that assuming traditional financing and self-management with cleaning fees, etc. accounted for? 

@Jonathan Greene - very good point, create that relationship, then go from there.