The upsides gotta be worth it for the brain damage of it all. 

@Barry Ratliff, your question touches on two important aspects of tornado damage and HOA management.

We have strong tenant pools so almost never have significant damages anyways (I never have on north side).

Modern lumber is also a lot more prone to termite damage as it is softer and easier to consume whereas old lumber is extremely resinous and naturally termite resistant.

About two years ago I purchased a home damaged by a fire to rehab and flip. 

That can literally be like 50 bucks - and that is not up to youInvesting in section 8 usually means C-D class areas - Higher risk, higher turnover, higher chance of evictions, higher chance of property damage, behind on rent etc.Instead of buying a 20 unit, maybe considering scaling down and investing in a solid area. 

The best thing to do would be to consult an attorney, but likely, that is not an option for everyone starting out.I'm not an attorney, and this is not legal advice, but some of the information that we include in our contracts is:- A clear scope of work - Payment schedule / Milestones- Change order approval process- Allowances for finished materials- Reasons to terminate the contract- Expectations for start date (X amount of time after final plans /permits are received or X amount of time after the contract is executed)- General schedule and timeline (This is where you could specify an end date - however it may be better use incentives rather than liquidated damage if your general contractor is late - we've done both, but found General Contractors respond better to getting something if they get done early instead of being punished for being late. 

Once I hire a GC and they start their work, I need a Builder’s Risk policy with a “Theft & Mischievous Damage” rider or a “Special Form” policy.

.: She is trying to hold you hostage, hoping you will let her go without penalty.I would give her a written notice that she is responsible for rent until a new tenant takes over or her lease ends, and she must maintain the home and prevent any damage.

If the walls were damaged enough to require patches as opposed to just filling small holes or if an entire wall or the room needed to be repainted entirely then I would charge for that.