You throw in hard money and now you're paying to execute this messy, unprofitable investing strategy. 

It has been super messy and if this doesn’t close the students will be whipped out and loose 100’s of 1000’s of dollars.

I like carpet in bedrooms.

I am in the market for replacing my carpet and the cost for carpeting 1,100 SF is $8,000.  

. - We also have S8 tenants move because the owner won't agree to repaint, replace carpeting, etc. - that were new when the S8 tenant moved in 1-2 years ago.Another challenge of finding S8 tenants is many EXPECT you to waive application fees and security deposits. 

If that doesn't work you'll want carpet or concrete apoxy (like a garage).

Paint and carpet are tough enough to organize remotely.

. $81.99 Bissel Little Green Machine spot carpet cleaner - https://www.amazon.com/Bissell-Multi-Purpose-Portable-Uphols...These are great.

Don't use carpet in any rental property. 

Btw, about the need for rehab, I'm talking about what I think should be fairly straightforward things, like replacing carpeting, repairing drywall, but not a complete gutting and remodeling.