Bottom line:  You say want to leave your 9 to 5, then study up on how to leverage &/or how to raise $.  

If you leave any pee soaked areas it will just come back and will be noticeable like mentioned above.

If you have a $1,000 deposit but you set aside $300 for a clogged toilet, that only leaves $700 of the deposit for cleaning, repairs, and other unpaid balances.

The ARV is 190k-210k leaving me with 50-70k equity in the property.

Just imagine you are looking to buy a car You know certain things beforehand.I want a1) Four door2) If can put down x amount3) I can afford x amount month4) I talked to my bank and am approved for this amount etc etc,Meeting a real estate agent without at least doing some research on what you want and how you are going to pay for it would never leave you a feeling of wasting an agents time.

That being said, they can leave any not pay rent and trying to sue for damages is a pain. 

This should cover you acquisition and repair costs leaving about $9k for reserves.Again based exclusively on your numbers your expenses would be $329/mo.

I once had an inspector leave a pile of exterior masonite siding about 4 inches high.

If I leave out some details, just make some assumptions and help me out ;)

They moved out in the middle of the night in month 11, leaving dog poop all over the carpeting.Part of it is probably laziness, part is probably not wanting to interact with the landlord, and part of it is that they don't have the skills to recognize what will become a bigger issue if left alone.