I will add there are some creative and skilled RD investors.  

Your tenants will only be able to continue paying their current rent if new companies move into the area, creating replacement jobs with similar wages and skill requirements.

I had a client right after Hurricane Michael who initially got offered half of what his damage actually was worth, but a skilled adjuster managed to get him a much more reasonable payout.Keep a Backup of All Your Documents:Store both digital and physical copies of everything-your insurance policy, receipts, photos, and videos.

If your looking for the least amount of risk and biggest bang for your buck I would look for a company that is a reputable turnkey provider thats actually in Detroit and offers things such as an efficient boots on the ground team, all sorts of established local relationships, solid in-house management, an operation that is highly skilled and well versed in section 8, a company that has proven relationships with both out of state and local lenders.

I’ve been working on mastering ARV (after repair value), but I still feel like it's a skill I haven’t fully nailed yet.

I do well in this arena  but the vast majority dont have the skill set to navigate it. 

Good contractors charge a premium for their work , because we can , you are paying for our skill , our experience , and our relationships with our subs . 

If I've said it once, I've said it 1000 times: don't include a clause in your lease if you don't understand it or are unwilling to enforce it.I recommend you politely explain your perspective, then ask her to work with you to help market the property and find a new renter. 

Seeing how they’ve handled similar projects—especially when things didn’t go as planned—can give valuable insight into their problem-solving skills and reliability.How do you usually gather this kind of information?

Find someone at your local REIA who you click with and see about partnering with them, following them through a project, or offer to trade your labor/skills for them mentoring you.