Once we find a gentle way to get her out we will never use HUD again, I understand many make a living off these programs and I think that is awesome, but we like our places to be nice and get top rent for the area.

Let it dry and then take a damp rag (not wet) and gently wipe the majority of the filler away.Third, put just a little amount of paint on the area and feather it out about a 6 or 8 inches.  

I was very gentle with them. 

These people have absolutely no financial literacy and will obviously never be able to live in anything other than D-class rental housing because they will fail every criminal check ever done on them for the thing they did before finding sobriety.The large, gentle, utterly lonely borderline mentally-retarded man convicted at 18 of inappropriately touching a teenage girl, sent away to prison for a decade.

My advice would be to raise the rent gently. 

Ours is set to have a Gentle Start and slow down.

On top of that I am a health and fitness buff, so cooking at home allows me to eat a very healthy diet.

There are so many old properties in MA and NH that most rehabs are not just fluff n buffs.  

For example, there are costs associated with wall damage, overgrown lawns, hard wood floor damage (both buff + coat and sand + coat), missing smoke detectors, etc.

They often get gently used sofas from hotels and corporations.