The only rare rare exception is a short term rental operating more like a hotel- daily cleaning, provided room service, meals ect. 

They just put a bandaid on each time until the condenser coils needed replaced due to corrosion but they tried to say it could be cleaned which was my responsibility, they were out at least once a year. 

You might want to follow the "Deep Dive" series we're doing on our BiggerPockets blog about Metro Detroit cities, City of Detroit Neighborhoods and comparing Metro Detroit to other hotspots investors usually consider:https://www.biggerpockets.com/...

I'm digging through this PDF right now, it's deep, but fascinating.

They focus only on cash flow, taking into account typical monthly costs such as mortgage, utilities, reserves, capital expenditures, cleaning fees, etc.

The auditor did not allow the trip miles to do clean up and finish the landscaping saying it was just my commuting mileage. 

Two tone paint, better counter tops, new bathroom grout, clean rust stained toilets, laminate vinyl flooring that should last longer than carpet, etc. better landscaping.

This has happened a few times and we've gone in and cleaned up the trailer and ended up selling if for more than the last tenant paid.

IMO you need to start with a clean slate. 

Arizona is a lein state but after 10 years of no sale the state sells the property free and clean in a deed auction.