However water and gas are trickier for the property has central plumbing with two water heaters and a central boiler system for heating.

The only thing I can do know is grow the company some more to get the cash flow to fund a better system!

Tenants realize this and will more than likely treat your place with more respect.The property management software makes it all soooo easy and it will set the foundation for you to scale with systems in place.

Everyone has their own process, but I recommend starting in excel with a unique ranking system based on the inputs that concern you the most.

You might want to set up a dedicated email or phone number for tenants to reach you or your property manager.Set up a system for tracking income and expenses related to the property.

Former foreclosed owner financed a solar system with Solar Mosaic.

To me the quadplex would be dual purpose, while you are not living there it serves as a reliable stream of income, once you move there, you could live in 1 of the units while you build your permanent home, and you could also use it for when your family comes over for large gatherings.A 2nd option might be to build an RV park, Unless their are zoning restrictions, you should be able to build one fairly inexpensive, with a septic system and either public water or a well, you can keep your costs to a minimum by doing gravel roads, which are easier to remove later if you don't want them. 

When I asked how much the tenant would get from Sec 8, the DCA response was "I don’t know anything about who pays what, until it comes back and gets put in the system"

Especially if the deed hasnt been recorded and gotten into the system . 

By your own admission you don't have a budget to utilize some of the more expensive marketing systems.