You could just assume the loan and remove it from their credit entirely. 

Do one task at a time in each app so you can compare apples to apples.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.

It would also be painful to move all my units to another platform that syndicates with Zillow, without removing the risk that Zillow may decide at any time to drop any given platform .

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.

Dod I need to attend the court date to remove his items or is there a specific time period (with or without court attendance) to where I can remove?

The first floor tenant was very difficult to remove but we finally managed to get them out with a cash-for-keys agreement.

what am I supposed to do when the sheriff removes tenant? 

Not sure if I can log the entire week of time that I recently spent here managing the renovations or I should only log the time I’m actually up and working, removing the sleep time at night?

Kitchen: at first glance it looks rough, but you could easily remove the water damaged wood below the sink and replace it with plywood.

I think everyone uses the "fake it til you make it" attitude when they start out, which is understandable to a point, but there's a difference between that and outright bilking investors' money.