Cleaning is not in the 20% property management fee, it is extra, and you may well have to pay more then 20% for quality management company. 

Successful landlords and management companies know the law better than the tenants do.Equally important is the quality of your rental agreement and how well you monitor and enforce the terms.

They work with the same crews and have better control of quality and labor costs. 

It seems like the DOM for quality flips in the area is low.

Saturday is the big day to do Open Houses to get an idea of the quality you are looking at since most of the houses are over 100 years old and some have had more extensive rehab then others. 

You can easily hit the 1% rule here and expect quality tenants.

Go for quality here - don't skimp.  

@Jerryll Noorden how do you go about performing a solid/quality ARV. 

How have folks found cleaners that are able to do the quality work inside and handle the odd ball tasks as well?

When a bank/lender originates a loan there are certain parameters that have to be followed in order to meet the "QM" quality mortgage rule.