I am doing my best to accommodate and fix the insulation as well as see if there are programs in place to lower the cost. however i want to be firm with tenant as they are not compliant with paying rent because of the cost of the utilities.

Here's an article with FAQs including the cost of a study.

@Richard Benjamin WilhiteSince you inherited the land, I believe your cost basis is typically the land's fair market value at the time of inheritance. 

Platforms like Avail can help if you prefer to self-manage but still require time for repairs.Tax-wise, repair costs may be deductible immediately, while major improvements must be depreciated over 27.5 years.

For cash-on-cash evaluation of rental properties, it is critical to identify ALL of  your acquisition costs. 

Always calculate the cost of failure.  

Subtract more for AirBnB charges, local management, repairs, cleaning, etc and there is not a lot left to pay the mortgage. 

As an owner you're allowed to manage your own properties.  

Tenant stopped paying rent before 2 months of the lease expiring, property manager filed for eviction process but tenant vacated the property before sheriff served the notice.

Building Strong Relationships: The Key to Property Management SuccessIn property management, success isn’t just about managing properties—it’s about managing relationships.