Anthony,While I admire your hard work and commitment to pay off your debts, it seems with the refinancing of your BRRR you simply traded short term debt for more long term debt. 

I agree to what the other posts here had to say....just one point, I find that I  don't put such a focus on 3 times the rent, simply because it's  not a one size fits all, a single person has much much less expenses than a married couple with 3 kids.........I look at each situation individually 

(I feel like it should be someone in close proximity in case they need to see documentation.)I've got everything pulled together and pretty much entered into the H&R Block software.

Just practice and be patient, and sooner or later you will find the right deal/ opportunity to enter the passive income dream we all share.Last, since you are military, there is someone who has had a similar situation as yourself who has succeeded.

HI Scott,If it were me (since there is no clear cut culprit, and it's not worth T-ing off a possible innocent tenant with a bill),I would simply warn them both verbally (door knocking), not to do this, and say it cost X to fix it, and say if it happens again you will bill them for it (although you don't have to follow through on this). 

College into first job is viewed differently than someone who simply wasn't working or attending college from 18  years old - 22 years old. 

My questions is simply this.

I simply warn people about shady turn key operators, which we both know exists in this industry.

If you choose to buy during this frenzy you will likely overpay for the asset and as vacancies increase you run the risk of entering negative territory.The only exception to this is affordable housing.

Yes, the debt is what I am leaning towards simply because the property isn't so big that I need a partner to secure a loan.