@Alex Stariha Cozy is a cheap option to start with it, but I don't see it being able to scale and provide all the functionality as a true property management software.

I know grey is popular but I don't think it's as timeless as the more natural options. 

If they fail to leave, evict based on the habitual lease violations.If you can't figure out how to do this, or don't feel comfortable doing it, then the other option is to allow them to finish their lease and then require them to move out when it ends.

The 83% occupancy is going to hurt your loan options.

Sometimes it's ambiguous, but even then, why should I bother with the company that has numerous unresolved lawsuits, versus another company that is virtually the same but has none.

If you are open to 4 bedroom homes, you'll have a LOT more options because there aren't many 5 bedroom houses here.

Is Philadelphia still a good option? 

Personally, I feel like grey flooring is overplayed and on its way out, so Timber Ridge or Antique Brown would be more longstanding options.  

You are asking about a gross lease as an option,  in your situation even with the very few details provided that would not even be an option in my mind.Yes, hire a broker to help you out.

I think you would likely need to go to Tacoma or Gig Harbor to find the most options.