I want to be the decision maker for who goes out when and if the issue warrants taking care of immediately or waiting until the morning or weekend is over kind of thing.  

Is there something about the property that warrants a lower rent?

I don't think there is anything wrong with staying close to market rents if the condition of the home warrants it. 

My bank & others locally not interested due to property being classified as non warrantable.

I knew this going in - but because this is non-warrantable (due to OO ratios), it makes financing difficult - not just for you, but also whenever you decide to sell. 

Forms can be misleading - - we THINK we understand what to do, we all can read, B U T sometimes there are consequences we didn't understand.The QC or Warrant Deed is trivial - - The PCOR (prelim Change of Owner) is where the rubber hits the road and you hit with sales taxes and other consequences.Why gamble? 

If your financial position warranted it and the property has equity you could do a cash out refinance of it to get investing capital. 

If I am doing nothing but loaning money, I generally expect nothing but interest, maybe with a position on the note if warranted.

Worcester is close enough to Boston with a low enough entry price to warrant looking at in your case.

Do I need to send out a letter to the tenants letting them know I have proceeded to issue a warrant for removal?