We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Looking at some rough quotes, they start at $30 a month apparently and you can cover things like HVAC, plumbing etc...  

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

If all your concerns are covered, do the numbers still make sense or should I see something else?

There are organizations that can provide the family with rental assistance; every municipality has one - and the assistance covers utilities as well. 

Big, covered, outdoor living areas also appear to be a winning amenity for each home. 

There is way more things that can be covered and any attorney can correct me on here, but these are the ways we understand how to make it work.

I'd look at that as well as the Zoning Ordinance and Subdivision Ordinance, which every Pa township, borough or city has, or if they don't have those docs, they are covered by the county codes.

The pet fee or deposit for the move in of 2 cats (you did charge one, I hope) should have just about covered the extra anyway.

You can be told one thing & the PM can continue to cover it up without your knowledge.