From your list of items, I think #3 should be your first step in addition to learning creative strategies like what @Rob Brautigam and @Chiagozie Fawole suggest. 

Run your numbers again, replacing ALL of these items.

(This is a small C class home) That particular tenant has been my model tenant. 

The contractor still has a few items to complete.I also have emails, texts, and a copy of the contract if you'd like to review

Electric is the anticipated 100+ year old hodge podge and will be a big item to check Friday. 

It's good that you've been conservative with your estimates...you only get hurt when you underestimate.I think  you might be a bit high because your numbers are based on the next replacement date, and not the average usable life of each item.  

I do require my renters have renters insurance and my lease has their insurance cover their items during a loss to the property. 

If an item was paid or financed by someone else, then it doesn't go in the denominator, but financing should offset the numerator as expenses in what is received. 

I have neglected my credit for many years and for the past year I have been working on fixing it/paying items off while trying to save.

Even the big banks now with looking at heftier reserves and regulation are changing their business models.