In court, I produced text messages between myself and the tenant showing I was attempting to fix the issue, but since she said she was without heat for 3 months during the winter, it looked really bad.

And you never know if the information is good or bad. ( I see a lot of Good and Bad, and some downright scary) Buying a good book or course puts information in an organized format.

Quote from @Paul De Luca:Personally, I'm not a fan of enabling bad tenant behavior and in life you get what you tolerate.

It is a BAD loan for most people.  

If the fence is shared and in bad shape, framing it as a mutual improvement could help.

Sigh...That's too bad.

Look back and evaluate good moves, bad moves.

Do you recommend I property manage this myself, or would that be a bad idea. 

Often in very bad ways.  

Most of these gurus haven't really invested in years, or they pay someone else to do it while they specialize in being a social media influencer and motivational speaker, so I share that frustration.