And it wasn’t possible to actually clean it since most of it was inaccessible.

And my rentals are q-tip clean...something everyone appreciates.

Results may vary, but the most common thing to do is keep it in your personal name for 6-12 months and get a cash out re-fi through a regular bank.

You will also want to understand common area maintenance, especially if you are targeting 3 units or more (lawn care, snow removal, cleaning and upkeep of common areas, etc) and understand the parking situation.

Can anyone recommend a reliable HVAC company to service (check out system) and possibly do duct cleaning?

There is easy access to ‘corner dealers’ and there is semi regular gun fire.

The listing and marketing is fairly straightforward and they include ways in which you can directly divert fees, cleaning fee, directly to the contractors responsible for those operations. 

I put a new roof on it, cleaned it up and resurfaced the driveway.

I regularly listen to the BiggerPockets podcasts, have read "Set for Life" and "The Book on Rental Property Investing" and I am eager to continue learning about the world of Real Estate Investing. 

Odds are pretty good that she left and you can simply clean the place and move on.