Actually, I have a comprehensive lease agreement which include early termination and deduction from early termination. 

Get Google Voice provides a very good overview of the features.

Excel makes the most sense unless you can find a free tool; with that said my wife and I own Tenant Watch which offers background checking solutions / tools for landlords to enable them to pull the most comprehensive background checks on your potential applicants.  

It is a comprehensive book and you can find it online.

Here is a good overview of Fair Housing requirements.  

If you'd like a bit more info about different roles this article from Realtor.com gives a pretty good high level overview. 

What is the point in being in business if you are intentionally losing money.I would give her 60 days notice (whatever the state requires) that the rent is going up $400 and find a replacement tenant before she moves out.Nobody is ruled by emotions here, that's your assumption based on lack of reading or  comprehension of comprehension of what you read.

Why anyone would enter a deal without understanding what they are going to make is beyond my comprehension.

Do the research, zoning is tricky and is not always consistent with the comprehensive plan and future land use map.

Drew they charge $2 / locate report and $5 / comprehensive report and $1 / search.