A two-bed unit will typically be occupied by a single person or couple and they can easily wash dishes by hand.

Eviction is an option, but how about insisting that he vacate his room and wash the walls floor, and ceiling with TSP until all the smell is gone.

Getting to ARV is probably required to have any rental income at all so consider it an all in rehab and rent, or sell/1031 to learn your lesson and move on.Selling versus hold and refi are a wash at near-0 since it's a new purchase. 

For that matter I wish my son was. He

Turn washer spin speed up to the highest setting because they're unlikely to change it..5 GPM aerator on bathroom faucets1.25 GPM aerator on kitchen faucet1.25 GPM showerhead1.28 gp-flush toilets--I'm only replacing them because they're the horrific 90s toilets that clog CONSTANTLY, as the water savings will literally never pay offNew tub spout diverters because the current ones leak around the edges badlyY-splitter on top load washing machine to connect the washer only to the cold supply (it's not a high-efficiency, so it cleans well at any temperature) Smart thermostat with 74 degrees minimum cooling temp and 71 degrees maximum heating temp until 10 pm, dropping to 68 degrees until 6am Alarms on doors and windows that alert me if either is left open while the heat or AC is onNew windows, because the current ones are single panes in need of heavy maintenance and are already causing problemsPossibly solar screens on two of the windows that get the most light, particularly a west-facing one

I am planning to add a bathroom and a bedroom down there but was wondering how I'd go about adding the bathroom since the sewer line is above the ground as won't be able to use gravity to do its thing.The washing machine setup is very weird on that side as the wastewater goes directly into the sump pump, never seen this before. 

Other people go a totally different direction and add wash and fold and more intensive services to boost income.

I have about $250K in equity and the rent is a wash compared to my obligation. 

I could do four walk-in closets in a day, easy, with the time while I'm waiting for the coats to dry occupied by all the other tasks around the place, even with having to wash down parts of walls and scrub the baseboards, and painting ceiling and trim both. 

I'm so glad to wash my hands with the program, seriously, it's NOT a warm and fuzzy story.