I've seen a few foreclosed properties around my area for less than $50k in neighborhoods where it would appear that if these homes were really fixed up they could ARV for $120k (or more).

That appears to be the issue Caria is facing. 

This gives you what should be an easy means to get rid of what appears to be a less than ideal tenant.

Landscaping upgrades, exterior painting, new siding, a new roof, and upgraded front doors and windows can dramatically increase ARV by improving the home's exterior appearance.5.

There is a web site that lists all the section 8 housing, so people might be also be looking there. 

As I've witnessed, rebranding can make a significant difference in the success of a property, even if the physical appearance remains the same.By charging appropriate fees, exploring additional income sources, and undertaking property rebranding efforts, real estate investors can unlock the full potential of their investments.

It does appear that all the receipts were accurate, nothing that was purchased that didn’t show up somewhere in the house.

It markets our properties, screens our tenants, collects our rent, deposits it into our bank accounts, has full accounting and reporting features, has a tenant facing web portal & app where tenants can log in and report maintenance issues and see their account, etc, for $2/door/month - but they have a $45 minimum monthly fee... so up until you cross 22 doors it would be $45.

@Tom HallAt 7% if you can I would pay it down as investing it net after tax gains may not get you the 7% you are paying - so it’s less riskDownside is you lose liquidity of that money as it’s tied in your propertyIf rates come down in future you can refinance and even take some of the cash out.Regarding your question are rates coming down, a lot of factors come into play but right now it does not appear there will be significant changes to rates over next 3-6 months.

I’d prefer less outsourcing on behalf of the banks and fewer web portals/ apps/ servicing companies because in my experience the more entities involved the more glitches, so adding a VA and another layer of software to the mix doesn’t sound inviting.