I have enough experience to be dangerous, but not so much that I overtake every decision.

These types of posts always make me cringe a bit- when you start "picking" a tenant, you are in dangerous fair housing territory.

Most banks get a Brokerage Price Opinion for what the property is worth and you have to show the hidden flaws in the arguement, hidden repairs, and dangers of the house and how difficult it will be to sell it.In all honesty this conversation can take a long time I had some training on it that was 10 hours long. 

You should hire a property manager because you're treading in dangerous territory. 

It appears that State Farm provides insurance and four other companies. https://www.statefarm.com/simple-insights/safety/its-not-the-breed-its-the-bitehttps://einhorninsurance.com/dangerous-dog-liability-insurance/

They sound great and get you enthused, but offer nothing of substance that you can practically apply to get paid. 

Tenant acknowledges the premises are designated as smoke-free and agrees not to smoke and will not allow any of their family or guests to smoke on the premises, either inside the unit or outside on adjoining grounds.Tenant agrees to abide by this no-smoking policy.This includes smoking tobacco, marijuana, any other substance and/or vaping chemicals.

This is a general guideline but it will differ a little by area.A - new construction with amenities in best area of town, often where professionals and wealthy people liveB - good neighborhoods where middle income live, generally house will be older but well maintained and few subsidized properties C - lower income, mostly rentals, a lot of subsidized like section 8, etcD - dangerous, graffiti, drugs, boarded up propertiesYou won’t find all classes in all areas.

You also know she's smoking in the unit (doesn't matter if it's a legal substance or not; smoking shouldn't be allowed indoors). 

@Paul AguilarYou are getting some good advice starting out with just 6k is dangerous.