It’s not that my tenant is bad or didn’t go through all the red tape in a timely manner to move in, the department just sucks and they don’t have their s@!

Absolutely.Now, thankfully, I am not in that position anymore, and my portfolio has grown to sustain itself without my personal finances being involved. 

And out west here I see Vegas as something that is going to really blossom again.. no state income tax.. get the over flow from CA  weather and sports teams and all other manner of things to do and a great airport so you can get all over the country or go international.

My experience rehabbing the next door 7-unit building wasn't terrible, however it was done in the timely manner I had expected. 

All things being equal I think 6-10% for a quality property in a good sustainable area is a very fair return.

During Hurricane Ike he sustained serious damages, but because he wanted to save some money he had a 5% W&H deductible.

It sounds as if it's too late to deal with these tenants in a reasonable manner, because it's gone on too long.

If the property management company is performing satisfactorily (collecting rents on time and issuing notices promptly if tenant is late), handling maintenance requests in a responsive manner and doing regular inspections, there may not be a need to change companies.

What do you typically install for countertops in rentals that is durable, cost effective, and can be installed in a timely manner?  

It's cheaper and more sustainable than sending trash to the landfill.