We would plan to contribute at least $1,000 monthly in addition to the cashflow you see in the report.

Spending $5,000 laying floor in a house that did not belong to us yet was worth the risk.

I've spend about $50k total, tried every company, did my own, hired so-called professionals and I got zero results.I am a plumbing contractor and our competition is fierce.

but it sounds like you know a lot of what you DON'T want; what you do want is the opposite. if you're going to do your next project alone, it sounds like you want a LTR nearby that's relatively turnkey without any problem-tenants. you can do a 'lazy 1031' where you just sell traditionally & in the same calendar year buy the new property, while working with your cpa to figure out how to offset the tax bill. you could alternatively partner with an active investor on your next deal; that way you could invest in what could be a higher cashflow market compared to where you live, and not have to invest much time (since it sounds like you guys don't have as much time to spend on this now). 

Otherwise, unless there is actual damage and not just cleaning it would be an additional charge above wear and tear for cleaning.  

There is appreciation potential, but no additional cashflow opportunity. 

They are now requesting/requiring listing an “owner” as additional insured.

They do tend to be pretty gentle on your property as they spend most of their time either working or sleeping.

Here is the "lesson learned" : on the county listing, under "PARCEL#/NAME" is "Foster & Foster Tax Sale" (the primary law firm handles the sales) - scroll down the list,  if there is an addition firm listed (last time was AMS), there will be 2nd sale group. 

Required re-zoning and addition of 2 residential bathrooms and complete renovation of kitchen.