I went over to check it and there is just a tiny bit of moisture at the base.

You should only consider switching when your current software has a significant flaw or lacks features that force you to spend excessive time on workarounds.

Raw land is often going to be someone who had excess capital to acquire the land and then at some point determined the taxes were worth more than the resale potential.

Damage, excessive noise and $100 per head over max occupancy.

The answer varies greatly depending on the arrangement of your deal with the owner/landlord but in general you need renters insurance to cover your contents (since you are renter presumably) and then excess liability coverage for your short term rental activities.

It doesn't have to be 100% but even 20,30,50% can give you excess cash to continue investing. 

She can’t make excessive noise or be aggressive.

If using accurate underwriting (something close to 50% expense estimate) your costs will be far in excess of your $3k current lodging expense.  

I hav some excess cash that I would like to put in a rental property.

A tenant who wants to stay and is on a fixed income is likely to stay a long time which means you won't have excess loss to vacancy/turnover.