It was too long for me to read but hopefully it said that or it wasn’t worth the screen it was printed on. 

I'm sure I sound like a broken record since I discuss this all the time in my other form posts, but in this market, if you want to acquire a cash-flowing asset, you must get creative with your strategy.

If the line is not broken, this is treatable with annual hydrojetting3. are there any breaks in the line?

If it were me I'd offer her a couple of hundred dollars cash to be out asap, and screen more carefully for a better renter in the future. 

I could swing my mouse on a screen and find dozens of properties that would easily cash-flow $300/door and more after all expenses.

It's not spraying or broken.  

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.

Lastly, what is your recommended self managing software for leasing/screening, maintenance, etc? 

It will screen our tenants, market our properties to places like Zillow, etc... pretty much everything we could need or want.  

There are two key things hereMost of the plan should survive despite everyone being focused on the bit that is broken.