The house needs some major work (roof, new heat pump, upgrading, etc).

the major supposition is your counting on lease option purchasers to follow through.. most that do this know that you will have some follow through and some will leave and probably leave you with a bunch of cap ex.. 

Your have very low interest rate, Spring is going to get better (Exxon HQ), you have new AC and water heater (major capex ) set for another 10 yr.

Cite the garage door, broken cabinets, fire and failure to report a water issue which is a major violation.

Do it yourself pest control https://www.doyourownpestcontrol.com/index.html is great.They have recommended products for each pest on their website, and if you are still unsure call and ask them.  

I'll spend a few minutes to offer some guidance, but the vast majority are time wasters.

I recently went back through and found the real replacement costs of each major item.

If there is one attorney who has the majority of cases,  get his business card. 

The issue is that you are dealing with two distinctly different products each having a different driving factor.SFHs are not specific built rental income properties, therefor the price is driven not by rent but rather by the whim of home buyers.

@Bryan Dorsey If you are willing to take on a value add project that is in bad shape (not financiable) you can get 2% in non major cities in CT.