I do some private lending and I use Money Lender Professional software, but its like $300 to purchase the software. 

As the tenants move out, you find a really good project manager or someone that can help you with light rehab some paint and carpet work while you use professionals for the heavy stuff like changing a water heater. 

If they say these are an extra financial  burden then they are already in poor financial strength and I don't want them as a tenant.

If housing is unable to do anything, hire an attorney and get them out as soon as possible, period.As @Thomas S. pointed out, you should consider selling this home or giving it to a professional property manager that can get things back on track and put money in your pocket.

Which renovations do you leave for professionals?

That spread has recently been 2.30-3.00% depending on the bank and strength of the deal.

Try to find a professional who can help youGino

Thank you everyone for your replies - it all sounds like solid advice:I understand to the professional real-estate investor this might sound like a nauseatingly safe strategy but I am a novice and admittedly would like to play safe while I learn the ins-and-outs of the industry, being a landlord, maintenance, renovation, regulations etc...

I came here for professional advice from like minded professional people who wish to help propel my success the way I wish to help propel theirs.

I should be able to get it down to 10% of rents collected with a professional management company; however, I'm assuming since this is my first property there will be some headaches with coaching them how I'd like to approach ongoing communications, repairs, etc.