I've achieved excellent credit by paying all my credit card bills off in full each month and I really like how that feels and looks.

I hope you are able to achieve you 2022 goals.

Use this as motivation to start creating a troubleshooting manual for common problems in a rental.

On the surface what I normally see in these cases are Real Estate agents that disappear after the sale because they comped the rent value too high, followed by an inexperienced PM that has a hard time explaining WHY the rent price is too high, and finally an investor that put his trust in all the wrong people to achieve their goals. 

And second, what kind of strategy are you hoping will help you achieve that goal. 

Guaranteed rent payments, annual (or more often) inspections by the agency, constant pool of motivated tenants.

The house is a wreck and probably needs to be demolished, but I gave her my info, and she said she'd like to get rid of it (she's out of state and motivated to get it off her hands).

What do you hope it will achieve for you? 

I'd pay the first round of treatments, while informing them (and have in lease) that they will be responsible for future costs of pests as motivation to keep the place clean.

Spend time on this and not on property management and you’ll achieve your goal.