If one tenant has been in there for that long, there will also be some serious capex and turnover costs.

Trying to get a # from him about estimated remaining cost but got nothing.   

That's not the same as paying cash.According to a different post, your credit card debt costs you $600/month.

The cleaning costs alone were over $9k.

When I have some free time, I'll research other options that won't cost a fortune for the small guy.

These platforms typically have billing policies where you pay a per unit fee per month to the software and you get regular updates and support each month.There are a number of low-cost platforms available that are able to offer you a lower price by passing along some of the costs to your tenants (payment processing fees, applications, tenant screening, etc).

Please feel free to poke holes at this , would appreciate it. 

Imagine making millions of dollars over the course of your career and then having to pay 30-50% every year to uncle sam instead of compounding that cash over time.This is exactly what real estate professionals have learned to mitigate.To reduce their taxable income, they just buy a building every year, do a cost seg, and use depreciation to reduce their tax liability dramatically.Their personal wealth snowball grows much larger and much faster than their W2 counterparts who give most of their money back to the government each year.Following this strategy as a real estate professional is one of best ways to end up with a much larger net worth at the end of your career.

Feel free to reach out anytime!

Most likely your insurance deductible will be more than that and an attorney will definitely cost you more than that.