I've had tenants three months into a lease that were behaving badly, so I verbally told them they had five days to get out or I would evict.

If by best you mean the most accurate, that would be having a reliable GC come out and walk the property with you.

Different class assets behave slightly differently depending on the cause/effect of the recessionThat being said the most resistant is a straight down the fairway B class asset that caters to renters hovering around the area median income. 

There is absolutely nothing you can do that will make her see the light or behave rationally.

I seem to be having a difficult time in my attempt to grow my portfolio.

Do you honestly believe she scheduled this repair and forgot she would be having surgery and staying with her mom?

I just want to get out CC Debt quickly and selling the house will definitely do that around 70k cc debt. not including my new truck at 54k which is currently a 0%/72 month loan (basically a free loan) and my wife's at 4.7% principal - 36k  - thats my main concern right now - I know Dave Ramsey would be having a fit at me LOL - 

That helps determines how much your repair budget should be. Have

The real estate market does NOT behave like the stock market: it moves a lot slower and you can see in the leading indicators when things are about to change.ARV gets determined using comps from the last 6 months.

I generally try to see how they behave the first year, and if I have no issues I don't think about it again.