If the unit is close to needing rehab anyway due to normal wear and tear, then you will get less "fresh" damage by taking a pet in.  

The unit will look fresh and will attract new tenants and more importantly, the unit will past inspection for the next section 8 tenant if you chose to go back to the program.

I didn't even know that there was supposed to be a drip pan under the stove or even what they look like]  I read where someone failed because the cabinet boxes were not freshly painted.  

Start fresh with the tenant since the "evil" pm is gone.

We give them a bottle of vinegar and a box of baking soda and teach them how to clean and freshen their sink drains once a month.  

Fresh paint is probably the single best renovation item you can do :) 2 tips: Learn to tile.

If you do want to stop renting to section 8 then this will cause a vacancy and a fresh start.Look at the pros and cons and make that decision first.

At this point, we've reached a crossroads: we're discussing the cost/benefit of adding a new partner.It seems that if we add a third partner, we benefit from additional capital contribution, reduced personal risk, fresh ideas, and a quicker time to creating a self-sufficient business (i.e., having business profits fund new properties).

It isn't freshly painted with new flooring and appliances.

Be sure to write an incident report while the details are fresh, including date and time, what the tenant stated, etc. and get photos of any "damage" from the downstairs neighbor.