After some minor maintenance projects and improvements, have had very few issues and cashflow has been slightly better than expected.

Also, you are not buying at a premium and can allow the property to appreciate if that said area is historically improving. 

Investing in curb appeal, such as landscaping improvements, can make a significant difference.

I wonder if rent control laws will be easing anytime soon in this city - other than capping rent prices, I don't think they do anything to help improve the quality of rentals.

Quick tips…✅ Everyday Homeowners - track all home improvements as you could qualify for energy efficiency home improvement credit - new exterior windows, new central A/C, new hot water heater, new insulation material.✅ Investors - Keep detailed records of ALL rental property expenses to reduce your taxable income - helping your CPA spot additional tax saving opportunities.Imperative to use a CPA who is well versed in Real Estate tax code.My CPA is just that - DM me to get his contact information....

Also, you are totally right, I will approach this one rental at a time to both improve my skills and check is this is for me.

Quote from @Lorraine Hadden: What are some strategies you have used to improve or rebuild credit? 

It's only for the most experienced investors to have any chance.

Gaps in rent payments or undisclosed tenant issues should have been red flags.It’s good to see the OP trying to help their client navigate this, as acting promptly is critical for any chance of recovery.

By any chance, do you know of any meetups or groups in the southern Tennessee area?