Unless you do not mind vacancy waiting for those who do not mind older kitchen Formica or tiled top these updated places are quickly taken and get market price. 

Missed a small section of grout in tile on stand up shower.

Some items included are peeling paint, new bathroom fixtures, tub lime/rust, carpet pulls, broken kitchen floor tiles, nonworking light fixtures and outlets.While I believe some of these items like inoperable electrical outlets and lights, I should fix, am I responsible to give the tenant new floors/carpet/bathroom when the tenant themselves may have caused the damage and while they are still living there?

An experienced attorney can also remove your name from public record for that property, creating anonymity, and lay the groundwork for future estate planning - the Land Trust is an inter vevos trust.

I figured this guy had 2 kids, a wife, a new job as a tile installer and just out of jail...The tenant started slipping payments within months, would not follow simple complex rules (as if he didn’t even get basic stuff...because he had been incarcerated for years???)

Write it for them, and ask if they'll sign it.Unless she has pics of the Titanic sized icicle laying on the cover, it'll just be her opinion/word which will sound like an excuse to the judge. 

They do everything but tile and hardwood floors I believe.

Just, building costs are over $150/sqft so a 4,000 sqft home will cost in the neighborhood of $600,000 just for the sticks, bricks and tile. ($250 for the land, plus $100k for agents and holding costs leaves ~$100k for profit). 

Wondering if this is common among all companies or just mine and if I should jump ship * main office is a mess, boxes and papers everywhere, tables stacked high with papers etc, a tile is missing in the ceiling * it’s section 42 with lots of compliance, no one knows where anyone’s file is, a residents file might be at a different property and no one knows, etc, at the property they put me at they are behind by 40 recertifications and it’s my job to catch up until they hire someone * property managers work offsite at the main office, making it challenging to meet with tenants (fortunately I am onsite)* no one has given me much direction/training on how to do the section 42 recertifications so I’m winging it.

Some of the work he had completed was great (custom cabinets) and some was pretty sketchy (tile in bathroom glued to plywood floor, half-assed electrical update and unmarked box).