As soon as she started to fall behind/be late more than once, I'd not renew her lease especially if tenants aren't communicating with you.If there is extensive mold, tell her to remove her items so you can treat the property. 

Given your extensive experience, you’re already in a strong position.

In my leases tenants are responsible to pay for their own utilities and change air filters.

I would also keep the current property you have an maybe look into how you can utilize your equity (HELOC-make sure you connect with a lender about what this will look like for you) to buy additional properties. 

I have also considered the long-distance option, but my first goal is to utilize my VA loan, which means I have to live within the multifamily property until I have met certain criteria to move on.

After expenses and utilities you net $1,000 profit but it cost you $15,000 to furnish the house and you only have a 1 or 2 year lease. 

These sites require sophisticated contracts, extensive investigation and insurnace.

Issues like contractor delays, supply shortages, or unforeseen repairs can extend your timeline, which adds to your holding costs (mortgage, utilities, etc.).Tip: Factor in extra time for delays and have a backup plan to stay on track.Over-Renovating: Many new investors fall into the trap of over-improving a property, especially when they try to bring in their own taste.

Make sure to factor in 5-10% vacancy, taxes, insurance, mortgage, repairs & maintenance, lawn care, pest control, management fees, utility costs (goes in your name when vacant), turnover costs, and capex reserves. 

I'll refi in 12 months utilizing the built in equity plus what I earn this year to avoid a huge down payment.