How do I figure the going rate for a clean up.To get my foot in the door and my name out there, I've begun mowing lawns for wholesalers and landlords who need help in my area and Recently I was asked if I'd want to do a house clean up.

The lower priced stuff doesn't have the cap rate they want.The Dollar Stores tend to not be in areas the buyers want though they like the 7 caps.I am finding a better match for the 500k buyers to invest with me as a sponsor on larger deals that have they quality they are seeking.

I don't like Sacramento the yields suck 5 or 6 cap and you're paying 150+ a door.

I just looked at it today, it has a solid floor, new siding, new roof, and most of the windows are new, including a new front door. the lot rent is $430 it includes water, sower, and trash.

I am assuming you did not have a larger Refinance loan so you maintain the same Cash Flow result. 

He owns >20 doors in the East Bay (Richmond, San Leandro, Oakland, etc), none with rent control (Sec 8, Costa-Hawkins, a condo in there last I checked, etc).

Zillow is testing "Instant Offers" in the Orlando and Vegas markets, and it is pretty much the same as what Open Door has been doing in Dallas/Phoenix/Vegas/Atlanta/Orlando/Raleigh-Durham for a while now.

With rents topping at  $600-650/month/door ?

I'm new to rentals (have 5 doors so far), and would love to learn how to be more efficient about the whole PM deal.

It might be different in your market but in a lot of places there are just more people moving in the summer, so you would have a larger tenant pool to choose from, compared to the winter when fewer people are moving.