I really want my units to have a modern and fresh appearance washer, dryer, dishwasher etc...

I'm constantly rotating my lists to keep them fresh.

I know I lean in the direction of starting fresh and vetting our own tenants.

It would be nice however to just have the peace of mind to not have any student debt and start fresh at 22 or 23, with a full income to work with.

The temp outside during this conversation was 55.So, Monday we had our first snow, I’m shoving outside and she comes home, I ask her to pick up the dog poop that is in front of me ( it gets way grosser in the snow, so I want to get on it right away Especially because i know that there are at least 20 piles from her dog underneath the fresh snow) so I ask her to pick it up, she says “Of course I always do” (uhhhhh?!)

Well the landlord never did anything with it and one day it fell while the tenants wife was doing some gardening.

Yes they put a fresh sticker on it a few years ago and I was wondering why. 

The only thing we have in the fridge is bottled water when they arrive and a fresh tub of ice in the freezer from the ice maker. 

You are starting off with a $10k to $15k deficit by not checking the Agency boxes, that deficit needs to be zeroed out one way or another (fees, rate, terms, etc) before the portfolio lender can even consider making an actual profit (relative to the other opportunity, lending that $500k to a vanilla ho-hum W2 couple buying a primary residence, etc, where there's an automatic guaranteed freshly minted $10,000 bill [it's a two-party bill, btw,  Trump and Biden's faces both appear on this $10,000 bill together] guaranteed to come their way).The sticker shock is sufficient that I try to avoid quoting non-Agency portfolio rates/fees/etc entirely, unless someone specifically requests it. 

I built a 900 SF ADU for a customer of mine in Garden Grove and he spent 180k give or take with us.