More turn overs, more tenant drama, a bit more effort to furnish common areas, more move-in/move-out damage (some investors do fully furnished to prevent this).  

In fact, locks may be a violation of code because a locked window prevents someone from escaping in case of fire.2.

I'd start with cash for keys but if that didn't work,  seems like it may take 3-4 months to evict a person,    my big question is getting liability insurance on the property.I get that there isn't much I can do preventing the previous owner from trashing the place  (she is 60+ so I doubt she's taking a hammer to the place)   but I do worry that if she or someone else were to get hurt prior to an eviction and sues me.Can you get insurance on a property under these conditions?

Trying to figure out if this is natural settling or we should provide reinforcement to the beam to prevent further settling. 

No one wants to pay higher HOA fees but if the fees are too low then the board will not have sufficient funds for preventative maintenance. 

As a Cap Rate is indicative of the risk involved in owning the property, you want to focus on doing things that make your investment less risky if a bank ever had to take over.You can make your investment less risky by doing some of the following things:- Convert all month-to-month tenants to annual leases- Implement strict minimum rental criteria- Add security cameras- Make large capital and preventative improvements (fix drainage issues, install water pressure regulators, replace old HVACs...you get the picture)- Essentially, prove with action that you are caring for the property on a long-term basisThe only way this is effective is if you document everything you are doing as well.

I know about 1031 exchanges to avoid taxes but not getting a loan against the house to prevent profits.... 

Any other suggestions on how to prevent these instances from reoccurring short of having them apply before I show the units?

Your not supposed to make it owner occupied during the term on the hard money loan, but nothing prevents you from doing so now that you are doing the refinance. 

@Abiy Tedla I have mostly gone with white cabinets with black hardware on the same as is the market trend currentlyPersonally, I'm a fan of staining cabinets more so than painting since it lasts a lot longer and is more durable (plus I think it looks nicer than painted cabinets too) Additionally, using stainless steel appliances and under-mount sinks definitely adds to the oomph factor of the property even though they aren't much more expensive than their counterparts