Tough issue but it's unreasonable require tenants not hang things on the wall. 

You have heard what your tenants issues are and have tried to take appropriate actions.

How long did you have it listed for before you found the tenant?

I had 5 houses with them that were terribly managed (placing bad tenants, extremely high rehab costs). 

My next goal is to implement the BRRRR (Buy, Rehab, Rent, Refinance, Repeat) method, specifically in Birmingham, AL, and focus on Section 8 properties.With relatively good rehabs, I’m not looking to be a "slumlord"—I want to provide quality housing for tenants while also ensuring my investment is successful.I’ve heard mixed reviews about Section 8 tenants, but I’m eager to learn more.

When refinancing, do you normally have a tenant in place before the appraisal, or refinance while the property is still vacant?

With a bit of planning and good operations, one can easily manage 20 to 30 properties without an assistant, with less than a day or two a month.There's lots of automated ways to check on rent, make deposits (my tenants deposit directly into a bank account), receive maintenance requests, have maintenance done, etc., etc.One thing I could argue is to have your tenants ONLY email you, especially for maintenance requests, and that email goes directly to the vendor that you have set up to handle it.

We own several residential homes in San Diego that we only lease to operators of care facilities...They make amazing tenants if set up correctly. 

So I give the bill to my PM and they bill the tenant and they reimburses me.

These are usually lower income areas, and you must understand the quality of tenant you may get.