I would insist on talking to their supposed lender, and "investor", in detail.  

She insisted I not tell the boyfriend that I had knowledge of this, and didn't tell him I would be serving the 30 day notice.

By refusing he either has something to hide or insists on being difficult, neither of which describes a "good tenant".

The tenant has been refusing access to her room to do a showing because she insists she doesn’t want to show her room since it is messy.

When I read your post I was thinking of someone else that insisted on this huge list for their cleaners with like 80 items on it to cover everything and that really turned the cleaners off.

I've seen LC buyers have to get a purchase loan even though they've been paying the seller for years.Either way, insist on a note and mortgage/deed of trust. 

If you insist in joining a group or being mentored, let me know and I'll recommend some to you with real value and results.

Oh, except you want to continually INSIST that I have to keep investing in poor performing properties just because that's where YOU threw ALL your money. 

It looks to me like section 8 is now paying less than market rent plus insisting that utilities be included for that low rent.The local Section 8 office makes it clear that landlords are "the enemy" and landlords abuse and cheat their darling and deserving clients.

Nobody at your white-collar job is going to lose a foot or end up in a wheelchair if they lose focus.On the other hand, blue-collar people don't know the joy of being asked to draw seven red lines, all of them strictly perpendicular to each other, some with green ink, some with transparent ink, all while your manager insists, "There is no such thing as impossible!"