Tell them what you're doing, give them the option to make their own decision whether they stay or leave.

I can sub out all the PM activities, leaving the "business" to me.  

When the money dries up, they'll leave just as quickly as they arrived and you may be stuck with a real mess.If it can produce more money as a short-term rental, do it yourself.

I’m in a cold climate and was having multiple tenants turning their heat up to 78 and then leaving their windows open when it was -20 outside.

From the information you provided, she seems like a prime candidate to not leave the property the way she found it, and will pitch a fit over any deductions taken out of her security deposit.

You've also got 30k of equity in the property that you created, which you're choosing to leave tied up in exchange for that $100/mo.

I bet the government thought people would plug in while visiting the DMV and then leave, that never happens.

I'm based in the Seattle area, but my main real estate focus is in midwest market (Memphis and Detroit) To be clear, I wasn't making as much as you but I was able to put myself in position to leave my W2 . . . for now.

Are there any software options that I am leaving out that I should look at?

My progression has been google sheets -> QuickBooks -> google sheets -> Baselane and Baselane has been by far the best decision.I have a smaller portfolio, but Google Sheets takes so much time and leaves room for human error.