My lease does state regular cleaning must be performed, or landlord reserves the right to hire a cleaning crew and charge tenant.

Include a healthy cash reserve (10% of total property value or more).

There is a flat fee to reserve that spot for the entire season (I actually did this at Univ of Texas for a few years). 

And all these banks require reserves for all the properties they own.

You will need reserve funds to buy anything so in addition to the 1-3k, do you have reserves for repairs and fixes once you buy something?

Some will require asset verification for funds to close and payment reserves.

Ideally, you can put 20% down on the property and have another 10% in reserves in case anything goes wrong.

Plan a larger reserve for closing costs, inspections, upfront payment on insurance and unforseen rehab expenses- I have bought 3 houses in the past 2 years and not once did I not need at least 1-2k extra to get it "rental ready"

If you currently have a fulltime job and good credit and some cash reserves, you may be able to get a bank to lend you money to purchase an investment property. 

You would also need to get everything in order on your end, things like your entity documents, asset statements to verify your downpayment/reserves, make sure there are no outstanding liens/judgments or accounts against etc.