Look at thrift stores and second hand items for some thing-get sturdy things in good condition. 

What is my exit strategy if things don't go according to plan; also, do I have enough reserves to weather some storms with this property3.

You would have depreciation recapture on the items you depreciated (75k), taxed at ordinary income rates and then any of the actual property appreciation would be taxed at favorable capital gains rates (50k). 1031 exchange will allow you to defer all of that gain as long as you meet conditions.

My property manager was diligent with picking the right tenant, which I appreciated, but that comes with really narrowing down a pool of applicants that would have been okay in the short term.I am trying to decide what is best right now and getting them rented out would make sense, but my problem is the lack of funds I currently am facing to rehab them to get them back to rent-ready condition and the monthly mortgage really hindering my ability to save up for these rehab funds.

In your assessment, is the carpet in good condition? 

This will assist investors in making informed decisions and to potentially identify lucrative investment opportunities.More Accurate Property Valuations: Property values are assessed more accurately when utilizing AI tools as they are able to take into account multiple factors including market conditions, location and the features of a property.

She's trouble, so this is where I'd waive the penalty IF she leaves the place in good condition. 

A local lender may have a better understanding of the market conditions, zoning laws, etc. in your area, which can be a positive advantage.

Quote from @Jay Hinrichs: We live two blocks from McDonalds, my son worked at McDonalds, he had a car, the weather was nice, but he would still order from DoorDash.

They want you to bring an offer based on its existing condition.