*Note, I called the board of licensing and will be filing a complaint but this does not assure I will get funds owed.

Just like the recommend when I need funding I use CiX.com and don't go through lenders from the "Discussion" board.

Most board of realtors contracts have similar language.

What I saw with the small town most kids cant wait to leave.. they get board in small towns jobs are not available schooling etc..

If it were $10k-$20k loss I'd probably just chalk it up as a learning experience and sell it, but I just don't know if I can stomach a $40k-$50k loss.

Lumber is still running at $500 per thousand board feet versus $250 prior to Covid.  

Thank you for responding to my post. we did take documentation to appraisal board of all that you mentioned.

You can also see if the PM is registered with a board and call them to ask how you should approach the problem.

The credit ended up being more than the repairs on both of those items put together - the water heater just needed a new board and gas valve, and the HVAC furnace needed replacement but the AC unit was just fine. 

We My first advice is contact a board certified real estate attorney to review your specific situation.