not sure for your state but have heard if a sect 8 tenant has a eviction on record they can loose their voucher, I'd let her know this and do what you can to get her out.But legally I don't think you can do a eviction action unless she's still there after the 1st. 

They will be leaving soon and if I get the carpet removed and replaced with vinyl, how much of the cost do I take out of the deposit?

I see drywall in the living room that needs to be repaired (If I remember, it's wall paper that's torn loose).

Accounting, Advertising, Cleaning, Insurance, Lawn Care/Snow Removal, Legal fees, Maintenance & Repairs, Capital Expenses, Taxes, and Utilities....and of course Mortgage?

Our initial steps after securing the property:Remove all the tenants/owners stuff that is left behind.Remove any appliances you don't want to keep (OfferUp.com)Remove any debris and trash.Optional - Broom clean to see flooring and feel better about your new wreck of an investmentNow you are ready to start the demo/rehab. 

You can take your excess capital and invest it passively in real estate or in other asset classes and not loose all the benefits of leverage in your real estate portfolio.There are ways to invest in real estate where you can mitigate risk, reduce volatility, carry leverage, get leveraged tax benefits, get some leveraged appreciation benefits, have cash flow, force appreciation, have high IRRs and control your financial future without sacrificing some of these benefits for the others.  

Luxury homes tend to only loosely follow the area wide trends.Many people say to look at days on market to spot changes in demand.

The GOP plan states there is no intent to remove the personal home mortgage interest deduction.

Having the increase loosely associated with better conditions and costs you pay will probably be more acceptable to your tenants.

How should I vet the person to make sure that I don't loose my pants on some scam, or a deal gone bad?