I was also planning to work for a property managing firm to learn the ropes of the state and local codes while continuing to invest.

She is moving out and next management company sent me a questionnaire and one asked "Did they have any animals on your property?

Contact the listing agents managing broker immediately and if you don’t get a satisfactory answer immediately contact your state and local real estate boards.

You'll never convince a tenant that they are getting a good deal, especially as a self manager, no point in even engaging in those conversations. 

Are you accounting for everything—taxes, property management, maintenance, insurance, reserves—and still hitting your target returns?

Or hire a PM company to manage for you?

You likely don't have the net worth, proper LLC management or proper separation of personal interests to make this an effective approach. there numerous BP threads you can search to get more insights. tldr - keep under personal name and get a good umbrella plan. 

There are really great REI opportunities in different markets - markets in the Midwest and Southeast of the country are particularly lucrative - where not only are the purchase prices reasonable for most RE investors, but the homes are turnkey (new builds or completely rehabbed homes, tenant ready, systems 10 years of life remaining on them, property management teams in place) with appreciating home value AND appreciating rent.

If it’s too much to handle, hiring a property manager could help.OKC Home Realty Services

Since you have more time than capital right now, consider side hustles like Airbnb co-hosting, property management for other investors, or even leveraging your nursing background to consult for mid-term rental owners.