Elisa Uribe Check your facts and prices, they're a little off (putting it gently), or maybe change architect.

First of all, I am still fairly new to BP, so please be gentle...So here is the situation.  

You might gently bring it up with your insurance agent/broker.

A gentle depreciation is expected by most in the coming 1-2 years.

Be gentle.

@Adam Abdel-Hafez  not sure how you could have not seen homes needing 11k or more in work after the gently living nice tenants get done with them.. our average rehab on a wholesale house is 15 to 30k.. and these homes are from burnt out landlord syndrome  ( which is happening here)... its unusual at that price point in rent though ... its normally the lower end 600 to 700 rents that command this type of rough living. 

At that point, repairs aren't worth it because you can typically purchase a gently used appliance for the cost of a repair.

I need a gentle push in the right direction on what's next to start making this all happen?

A fluff and buff rehab is way less than a full gut obviously.  

Quick question:How do you “gently encourage/remind” a contractor to send a bid when they said they were going to?