If you can not convince yourself why "this" method is better for you to do than "that" method you are simply winging it.So answer that question if you would, and lets see if your choices are sound ones!

Many folks stay right with their sweet spot and simply sell one and buy multiple replacements. 

@Lavon Newborn,You can setup an LLC yourself simply by going to your State Corporation Commission (at least that's what it's called in Virginia) and filing all of the required forms. 

Otherwise, it may look like you simply opened an LLC to skirt liability, which has a high potential of being pierced by a decent lawyer.

If in fact the cleaner missed it, then you simply call the professional cleaner and have them come back to clean it.

In that case, you can simply have the account at a bank or brokerage where you will have direct checkbook control.3.

Would I have to involve my broker if I am not putting the property in the MLS or doing any promoting; I would simply be selling it to the tenant that is already living there.

Are you guys simply getting a general contractor and having your property managers  look over the rehab? 

You can't simply say "I could invest in another real estate deal at 10%, so my Rf is 10%". 

The fact that they made 5 trips and left it in this condition is very alarming (personally, I would consider sueing anyone that left the job in this condition unless they told me about it and we agreed to it).Additionally, given the condition and arrangement, I would simply plan on a full replacement, as the arrangement of the equipment is not typically, making it very serviceable, and its likely the equipment is older and does not have alot of useful life left.