I have a rental property in Costa Mesa, CA and a tenant claimed that after she cleaned, her carpeted floors in her room were wet and she was worried about mold being under the carpet and in the walls.

It's Your property you make the rules.Send a notice of lease violation regarding additional tenants.Send notice that they need to clean the house.Do follow up inspection, if not cleaned properly hire a cleaning service and bill the tenants.Send out notice to cure on the second of the month if rent is not paid.Inspect your property quarterly.Charge tenants for repairs following inspections. 

So set a ton of them and clean up everything around the exterior of the house.  

The typical PM is motivated to fill vacancies - - period - - and that's a real problem which you have already discovered for yourself.Contracts for PMs are written to their benefit and typically there's tons of 'extra fees', like move-out, move-in, cleaning and even showing, so read all the fine print.

or a depression child.for property worth      >>selling the buildings for around 1.6 mil<<He could make more in a standard (money losing) savings account.This may sound harsh, I am sorry.But this does not seem to add up.Maybe you should step in.  

But in general I think what drives me most to this category is I enjoy making a rental unit that is modern, clean and would be enjoyable for myself (even if it has vinyl plank flooring).

I understand the tenant may have paid on time for several years and may have been a good tenant, but if I provided safe, clean, affordable housing and good customer service during this period, we had an even exchange.

Here is my plan to improve my world, one house at a time:First, we had to clean up our debts/credit score (we used Dave Ramsey's Total Money Makeover).  

Sorry, after 18yrs I find that those playing the 'I can out negotiate you' game are difficult later, so if I don't volunteer pay, I don't have problems.I know that seems harsh to a tenant, but everything we do sets perception of who we are.

I am getting ready to do that this week, buy it, clean it up and sell it to a buy and hold person.