Your insurance is going to be highly variable and I wouldn't use what an agent or the seller tells you as the cost of dwelling policies have increased substantially over the past few years due to rising new construction costs. 

On the next renewal just site rehabbing the entire unit and get her out.

The ghetto.

Almost all of the businesses that pop up are either wholesalers or investors.

Here are the steps you need to take AFTER receiving the contractors response to the above1.

However, it doesn’t seem like the tenant is at fault for the issues you described.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

if the $38K can see a 8% COC return that will pay for 1/2 of the car payment + she gets all the perks of another rental. 

Does their collective business occupy one of the spaces in the building? 

Or they've dealt with one of the 50% of realtors that sells 1 house or less per year.