But then, I just don't care for HOAs due to the messes I have cleaned up in the past. :)

If I had non-standard sizes, I would buy or make some number of reusable filters - maybe 6 or 12 - deliver them to the tenant, tell them to change them once per month and set the dirty filter aside, and I would collect them on a regular basis and clean them/have them cleaned, rinse and repeat. 

, arrange for someone to clean it out if its a dump (It usually is), get bids for repairs, approve bids for repairs, get repairs, re appraise the property, then list it with a local agent.

Now I need to fix holes and clean.

Hi everybody, The tenant in Manore Austin, just moved out and the carpet needs to be cleaned and we should paint the walls too.

Just like most of the BP contributors.The power of the 1031 allows you to move from "cone" to "cone" of opportunity geographically as Richard Mayberry said.  

Per his request we did clean some mildew / mold (small spot behind furniture ) and it has not grown back.  

Stainless steel is very hard to keep clean.

Or try to connect with other investors in your investment area, find a new pm and give them power of attorney in a limited use to fire and replace your current PM company.  

In addition, we bring our pressure washer and lawn tools, plan on pressure washing siding & treating/repairing decks and fences, painting outside doors & trim, cleaning dryer vents, re-caulk around tubs, etc., all the things that tenants never mention as it doesn't affect their lives but will cost us a lot if the PM does it and even more in the long run if it's neglected.