I had a 2 bedroom house with 1 tenant that moved in 7 (3 adults, 4 kids) more people within her term, and they destroyed it.

If a Section 8 tenant destroys the house they get kicked off the program.

I can't afford to keep a place nice and have tenants that constantly destroy things.

I'd pay extra attention to the following major gotchas:- roof age and condition- piping condition- appliances/heatingThese can destroy your cashflow and equity. 

Picture your kid accidentally breaking something while walking through a hoarder house, these people could break down from seeing their "collectable" destroyed.  

You'll also find after dealing in these types of contracts, where they may say some attorney is holding the deeds in "escrow", that those deeds have been misplaced, lost or destroyed and can't be produced, I had to run through the Bar Association to find out what attorney "inherited" the obligations of the escrow attorney, they do kick the bucket too.

It didn't make sense to have my hard work potentially destroyed by a tenant for a couple of hundred a month cash flow.

She lives out of town and rented the place to friends of the family in which they are destroying the place. the comps are 61,000$ from the lowest and 81,000$ the highest.

The banks will loan based on your credit not what income the property makes so paying 12% a month will destroy your cash flow.

Large trees and their large root systems can cause several problems.They can fall over on the house or garage.Their roots can destroy sewer lines.Their roots can destroy driveways and sidewalks.