She has been very unreliable, and no-showed the inspection yesterday, which given her history with us so far was not a surprise.

Telling a child their father has died or a daughter that her father has passed and we won't be taking him to the hospital because I had pronounced him dead at the scene QUICKLY makes you learn that ripping off a bandaid and quickly exposing yourself as vulnerable WORKS.

Are there any that do everything like credit checks, background checks, eviction checks, employment checks, rental history, etc...?

A time I recommend is when you have first bought a property and you have no history with the tenant, but you want to get it fixed up quickly and rented out.

All it would take is a system that has a limited callback time frame (less than a month), and/or that would require a court order to confirm fraud, or to determine the validity of the payment, or for payments to be reversed.I rent rooms to typically young people who often don't have credit history, and to keep my life easy, I never did credit or background checks, as I know I can evict a tenant and find a replacement within a time frame that is covered by the deposit.

L&I deemed the place unfit to live because of the damages, we escaped the inferno without any bodily harm and went to stay with my daughter until we found suitable housing.

If they produce a police report, then its your cost or whoever the police nab.This just happen to me too, but the daughter's boyfriend was caught on camera!

One last note, when someone gives you the ARV, be sure to check each comp, look at the sales history on the property, and make sure the comparisons are homes that comparable to what your buying.  

Low Property taxes... good rental history due to location, we have had a PM on it. rents after expenses are probably 750 a month net. 

A really great lesson and experience to learn.I'm not trying to convince anyone to buy pricey multi-Family buildings in good locations by "House Hacking" it.... but there is merit in the chronological history in what I achieved.I hope this perspective helps the reader of this post to see Investing in other ways than just looking at today's cashflow and with no though about future appreciation.Investor Llew