You need boots in the ground locally to be your eyes first of all to determine what needs to be done. 

Rates won’t be as great compared with conventional/personal mortgage, but may help satisfy you both.

The rents are way too low compared to the price of real estate for buy and hold investing. 

I'm looking for a a calculator, app, or spreadsheet  that can be used to compare whether or not it's worth holding a property for a year to reduced Cap. gains tax or to sell. 

Im currently in the South Florida market and curious as to how you guys went about virtually wholesaling in a different market, specifically utilizing boots on the ground. 

The minute I put a REAL (not wholetail) DEAL under contract I would reach out to each of them with a PDF presenting the property, the comparable sales within 0.25mi, pictures, and a full rehab estimate from my contractor.

It’s a bit complicated at first but believe me it’s nothing compare to medical school :) Feel free to message me, I can tell you much more.

As it is my first rental i am still learning the ropes and as @Chris Szepessy stated she has always paid the rent on time without issue now for over 6 months and it woudl really hurt to lose a good paying tenant, so i wanted to come to an even ground which i knew i should have done from the begining and will do from now on is include lawn service with the property ad include that in the rent.

So other than rental comps realtor provided, where has everyone found comparable rents? 

Any help from the community to find the right middle ground would be appreciated.- With these subjects in mind (tenant screening/advertising), how much should I set aside in annual cost?