Glad to hear you decided to get more involved and officially join the community... 

Pictures look great.I always want to provide a clean slate; let the renter imagine their stuff in the place. 

The in-house management markets, leases, cleans and deals with all the headaches.

Thanks Chris I hope so too :) Yeah I initially thought to only use the line but someone tried to convince me there is more risk involved that way.We are long time friends and have meshed well just not in business yet.

We bought vocation condo near Disney and rent it on airBNB, but it is hard to find good cleaning company.

@Jason H Orahoske 12 month clean history from last date of  late of payment.

I am finally enjoying a beer after a long night of cleaning and prep.

 $1,000 - $2,000 in painting, cleaning, patching, or replacing is not unrealistic.  

PS- feel free to ask me any question you would like regarding FHA 203k or FannieMae Homestyle- I have been involved in over 1000 of them from the lending side over the years and happy to provide you guidance.  

There's usually no emotion involved and we're just trying to get to a meeting of the minds, and I know the buyer's expectations are being managed.