I can decide if I want to REFIN it and do BRRRR or I can collect some rent first and monitor the market.

Good way to get them to monitor the dumpster or whatever little job that helps me out basically for free while allowing them to feel valued.  

It has two...an oil monitor (with new filters) and the wood stove (common in the area) She refuses to use the wood stove and says she cant afford to buy oil.I served a 30 day notice which was she claims is invalid as it wasnt signed by me...but for me. 

If you do have mold where she is staying make sure you have completely remove the mold and monitor it.

You can set up more appropriate gathering spaces through landscape/design/providing lawn chairs/etc.But, really, it is very difficult to monitor and enforce guest policy, so learn to deal with it.  

Monitor market rents and vacancy rates then react accordingly. 

It's been my practice to keep these tenants for 3 months and monitor them closely.

Even so, I would create an addendum to the lease that indicates that the tenant is responsible for maintaining the equipment, paying the monitoring fee and uninstalling it when they vacate.

Monitoring the work of a property management company would take time and energy too.

And create letters and forms and mail them out....on and on.And there will be meetings on how to manage all of the above, and who will be supervising the person(s) who handle the calls and the paperwork and the people who come in person....Honestly, having a city inspector would be easier to manage, than having who knows how many independent inspectors who will also probably have to be credentialed in some way, which would have to be monitored and filed.And how do they handle disputes?