Is there any legal action one can take or is it just a lost cause?

Focus on key areas first (like floors, walls, kitchen, or bathroom), which may help you handle the costs more gradually, even if it means moving in furniture or updating fixtures down the line.Also, since the tenant left it in rough shape, be sure to document all the damage (photos, receipts) in case you decide to pursue reimbursement through their security deposit or in court.

Then my second house which was freshly turned had a tenant that up and left after a couple of months and caused excessive damage. 

Once you go with a minimum 6 month lease your turnover costs, potential damage, make ready costs, repainting and repair costs, all go down dramatically.  

My concern is doing the cash out refi on my other rental and causing a new and much higher payment on it that I can't just pay off like a loan.

@Ming HuangRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Most markets are competitive and a mere $10 a night could cause someone to book another property over yours which could cause vacancy and loss.

I'd recommend an investor be liquid 75k - 100k to make sure they can get this done and have a cushion, cause as we know you always need a cushion.

They are very likely to respond, but keep in mind you can't get dollars from a turnip.My experience is wear and damage are higher with some S8 tenants and not at all with others, just like regular tenants.

This is causing a huge influx of people moving here for jobs.