The investor will not only have lost rental income but suffered the vacancy as well.

I’d advise anyone to stay away from Alex or suffer the same fate I have.

Where the industry as a whole suffers is two fold: it’s not clear whose interest they represent, and it’s not clear the value they bring.

However,  to answer the part of your question that can be answered here,  I think Hard Money is proper if you plan to offer one or more of your rehabs as to secure a loan and you credit is suffering. 

I don’t see how the more expensive vinyl could suffer the same abuse without also scratching.

I think you don't like conflict, many of us don't  - but by not handing the reigns to someone who gets paid to handle this type of conflict, you'll continue to suffer both financially and psychologically.  

What's pain and suffering worth lol?  

Rather than suffer the vacancy my advice is to offer a six month lease at $2,050 - let the tenants know it's a winter teaser rate and do not approve anyone who is incapable of paying $2,300 a month when it comes time to renew their lease in July. 

In Calif with a licensed MFU 5+, the fire marshal requires working CO+Smoke detectors and annually replaced extinguishers.In 2013 a cigarette lit the couch on fire and we suffered $95k damages. 

According to wreg.com, the couple has filed a 1.3 million dollar lawsuit against Arnaiz and is alleging that they have suffered from emotional distress, anxiety and loss of sleep.