Smoking in units, people not on the lease staying there, police called for various reasons, etc...- Almost impossible to get any kind of unit damage paid for beyond what you have in a security deposit The rest of your statements about the homes needing a ton of work, contractors costing the same, and dealing with properties that are very tough to force appreciate are spot on.I personally do not invest in Section 8 housing anymore because they are normally cash flow purchases.  

We've decided to work with a tow company as well as post the correct tow and no trespass signage (and work with police re non-vehicular trespass).

But Evolve has been 1000% supportive of making the transition easy and smooth and seems to be well within their polices to do so! 

We handle security for metropolitan housing as well and in my younger police days I worked off duty at the worst of the worst properties in this city.

Sometimes a pestering police presence can be a deterrent.If the suspicious individuals are engaged in criminal activity, calling the police while it's happening helps too.

Not only do most investors spend too much time sitting behind a computer polishing off their fancy excel spreadsheets, they rarely walk properties.

I’ve combed through a year’s worth of police reports and found no phone record from the property.

The tenant toured my place, said is employed (+i googled) , came across to me as very polished  and came to tour the unit with her mom.

Needless to say I no longer make guests pay for worthless polices that do not help me or them  (Just increase your rental by the $59 and put it in the bank to cover unexpected damage(s).

He then Entered through the open door and kept on screaming "come to the door" and went inside and started walking the property while smoking. i immediately called the police and they came within 2 minutes and gave him just a warning and left.