But hey its a strong incentive to keep it clean.  

I think you might be better off positioning yourself such that the goods/services you offer are visible to those that might be in need of those goods and services, that way they call you. 

Also depends on how points are disbursed and the amount of the loan, and your exiating debt service like you said

Roofing Consultants and Services, Danny 904-282-ROOF

You'll have higher debt service, but need less equity raised, so you're CoC could be improved, especially upon stabilization, if the upside is great enough. 

We had it cleaned by a cleaning crew and had the carpet professionally cleaned (same people we used right before they moved in) We withheld the cleaning fees and the unpaid water bills from the deposit which totalled to about 500 (the water bill alone was over 200).

We offered tenant the opportunity to try to clean the carpet but they concurred that it had been destroyed in a year.

I reached out to customer service, no answer yet. 

You will need to perform at least basic underwriting based on the T-12 and rent roll.There is, however, a short cut to estimate the maximum debt service.

If you're doing a reno but interviewing tenants during it because it will be ready in 60 days that would count as being " in service"Tangible property Regs were changed back in 2014.