.: @Vikram Singh@Nigam MehtaI did find a CPA in my local area who works with mostly RE investors but like the OP said, I don't have a large portfolio and I don't know if I can justify paying almost $10,000 a year.

If you go into A/B Class the rents are going to be too high to justify doing section 8, meaning market rents are higher than Section 8 is able to pay.If you go down to D Class areas you're going to attract terrible tenants and it will be a nightmare. 

Based on LTV, payment history, equity, etc I'll decide on a rate of return I need to justify the risk level.

If you do refi, make sure the spread between your new payment and the rental’s net cash flow justifies the reset and closing costs, and that you have a clear exit or BRRRR plan.

Im trying to think bigger than the standard, but not sure if this area justifies that thinking. 

@Erik Roth - Your point on a lender justifiably wanting the borrower to have decent credit and some skin-in-the-game is valid - and nothing in my comment suggested otherwise.

A good one will more than justify their fee through tenant retention, quicker turnovers, and fewer maintenance headaches.

My view is with the early tenant lease termination and the damages, you are likely owed more than the deposit and justified keeping the deposit and getting a judgement on additional Money owed.  

I am planning to write a letter to my tenants about the violation of the noise ordinance, but I do not think blaming them for the smoking violation is justified.

You won’t get a dollar-for-dollar value bump, but they help justify top-of-market comps.