If in the future you believe you are allowing any personal emotions to interfere with your business decisions you should make the decision to hire a PM.Stop bending over to satisfy tenants requests, time to accept confrontation as part of doing business.

Don't just do temporary fixes without having a plan for a long term solution.Central Air.

You've allowed yourself to get emotionally attached to this property, and are trying to talk yourself into a way to make this deal happen. 

I am sending a letter to her with some pictures of the property to try and jostle her emotions in a positive way to say we can help, but that is probably futile as well.

That's a lot of wear and tear on a building with 1-2 adults per bedroom who know it's a temporary living situation vs a couple with two kids who want to stay there until the kids graduate high school.Also, don't immediately write off a property manager.  

It specifically states," Do not include temporary income items such as VA educational allowances and unemployment compensation in effective income." 

This is the most well written one I've come across on the forums and it's by Ken Min:"I knew it was a pre-foreclosure so I knew there would be a lot of emotion involved.

That is an emotional statement based on nothing but your own personal feelings about what you might be willing to pay for rent.

I lived in Akron from January 2016 through February 2017 (temporary work assignment), which is why I chose the area.

I just need the grit to do so and not worry about the emotional side of things.