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.

See the difference in perspective?

So from the perspective of the plumber.I know it sucks when we plumbers make a hole to get to a pipe, but please keep in mind, we are plumbers not sheetrockers.

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).

So many different ways to calculate how "good" and investment is......some of the above % cited include an assumed X% appreciation year in and year out....and some of the bigger numbers are unrealized gains you don't ever see until you sell it..... so some of your reference numbers need to be based on what your short term goal of a return is and what the long term return is....so that perspective plays a role in what you consider a "good investment"....... does it pay me well NOW or am I only really seeing those #'s years and years down the road.....