We have a contractor we have used for her business and our personal home that is amazing and extremely reasonably priced that will do rehabs.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

We have central air and sometimes the AC doesn't cool enough in extreme hot weather situations.

This client is extremely detailed and particular so that said a lot to me.  

Sale-Leasebacks have inherent challenges because the tenant/seller is incentivized to market the property in such a way they get they price they want, but if the entity who signs the lease is weak and there's no personal guarantor, they could stop paying rent the day after you close leaving you high and dry with very little legal remedy.I don't know your market, but in my eyes, any 10% cap offering is either an extremely weak tenant OR a tenant that has very little term remaining with no plans to renew.If I were, you I would very seriously consider how much I like the real estate and what my odds would be of refilling the real estate with the same or better rent and/or a better credit tenant once this tenant goes belly up.

Looking back on where we started from, both working at fast food restaurants, I am honestly in disbelief and extremely grateful.

A key step in all of this is to understand what the zoning of the property is and what is allowed.Does the current/future use of the property conform to that usage.

The collection agency rep was extremely helpful!!

We DID speak with a local lender who was extremely educational and sat with us and explained and discussed all of our options and the pros and cons of investing in this particular property. 

Quote from @Chi Zhang: I've spoken to my CPA about this and he said it is extremely hard to meet the qualifications, and most investors have enough deductions that this deduction isn't worth trying to achieve.