In my area distressed properties from wholesalers usually are in distressed areas so the purchase is a gamble on the condition of the property, a gamble on the area than a gamble on hired contractors.

If they have and the neighbor continues to disrupt, I would encourage the tenant to call the police next time it happens, and to just let you know of that outcome after the fact.If the noisy tenant was a tool, and the complaining tenant was great, I might lean on the noisy guy a bit with a letter after the police were called, citing lease violation X,Y,Z, and that you are not thrilled about the "police activity" at your property.

Most of the other applicants fell into the "may or may not pay rent on time" category but were good people.The two year lease is a bit of a gamble, if the tenants are bad.

There may a real estate boom but it’s not everywhere, select neighborhoods you have to buy well in advance before it gentrifies to make your money and that is still a gamble.

So if someone tries to rent from me and has an eviction I am gambling on 2-3 months rent plus 2,000 dollars in attorney fees that they will always pay on time. 

Wasn't thrilled that the situation was abrupt as it was for the guest.  

She was thrilled. 

I'd be thrilled with even 100% of HUD if the rehab funds were included.I've had some success finding banks in my market to do cash-outs at 75% or 80% LTV of market low to zero seasoning.   

Areas like Vegas (gambling), Florida (tourism), and Detroit (manufacturing) fared the worst in the last recession, and I predict will do the same in the next one.

If you want the thrill of the chase and enjoy the unknown, I can help you on that.