Please know that I am not trying to short cut my education, I know this is a process, but I am a nerd and just like to get as many ducks in a row before I attack.

Again just play it safe here, and for the 2nd deal you can attack with hard money. 

Getting better reviews doesn't seem like it would be attacking the root problem which is the poor customer service.

The lease is not up until April of 2020, but i don't think i'd like to continue this tenant at this point.Rent is habitually late (which the income earner had a heart attack and multiple heart surgeries so i have been working with them)They moved someone in and lied saying he was under 18, dragged their feet filling out an application and i provided them a 10 day cure or quit to have him move out.And now this most recent lie.I could give them a 3 day pay or quit to end the lease since they are now late on the rent and are planning to pay on the 12th.Any other suggestions on what I should do at this point?

That's how any professional property manager attacks this stuff, like balancing their own checkbook.

As recently as two days ago, there was a homicide in broad daylight when a homeless guy attacked another one.

I would not leave it solely up to the tenant to deal with it...... but you need to attack the source of the issues which is often tenant hygiene...... mice come and stay where there are food sources, moisture and warmth.....

For strategy I'm leaning towards multi-family 4-plex units because I like the idea of consistent cash flow, and vacation rentals kind of turn me off because it's so seasonal and under attack from counties who have a housing affordability crisis (re:everywhere).

@Michael Plaks I feel so attacked by Mr Plaks hahaAdditional info: by “we” I meant my wife and I.

I am in South Florida and think the best plan of attack is to manage one locally while this covid situation dies down and learn the systems while developing my plan to scale to other locations that can be even more lucrative.