HD has verified its not on their end, and QB has admitted many are having problems, but they don’t have a solution. 

thx Michelle for that, what I want to achieve is a ONE payment solution that is NOT amortized/mortgaged.

As others have mentioned, resident managers and management companies with a niche in this size property are possible solutions...plus added vacancy and maintenance costs in your proformas.Regarding fees, I would recommend a structure that had better aligned interests than one with lease up fees...and with 10-50 unit properties, you likely can get a hair cut on the 8-12%. 

So far I've heard of Bloc Solutions, Proprio Expert and Pipedrive.

@Jerry Padilla That sounds like a solid solution.

Has anyone found a solution to move or eliminate the nuisances from the property? 

I have attached (before the rain) photos below to give you an idea of the lay out.My question is if anyone could recommend a contractor in the East Atlanta metro area that would install french drains and regrade land at a discount or evaluate and provide a cheaper solution.

Your solution has a few steps to it.Because already have your owner occupied property and won't be able to get a 4 unit with just 3.5% down (FHA) and don't have the requisite 20-25% down, you may have to go with:Hard money loan. 

I am by no means looking for the cheapest solution.  

Is there a solution that makes sense for me or are all the software tools primarily for the management companies?