She said she had $1100 but she won’t drop bcos she will use for other things.

I am already starting to see more activity in the market as the interest rates drop, across my listings and also more of my buyers becoming more active, I am sure this will be a domino effect and eventually cause sales volume to increase across the market as a whole both locally and nationally, DOM to decrease, and create a temporary FOMO in the market if rates drop to quickly.

The financing can surely trip you up if the lender fails to show with the funds at closing or drops off and ghosts you. 

So I would do what you can to scrape up the money to get legal help OR if your name is on the properties then drop the price to sell them so they cover the mortgage amount and walk away.Look at it from the perspective of what is it going to cost you to litigate versus just get out now?

@Glenn Cross Just to help clarify 99% of the time I do not pick up rents or allow them to be dropped off to me.

Since the temperature in my area only drops below -5°F twice a year on average, the heat pump effectively covers 99.5% of the heating needs.There is a plethora of combinations that you can achieve using just mini splits.

I always tell folks if you can find a deal that works for you now with rates where they are then if/when they drop you will be miles ahead.  

I would drop your rent rate to match the market and advertise it as unfurnished.

My father in law a 7th grade drop out self made millionaire used to say "KISS" keep it simple stupid..... he died 3 years ago I sure miss him.  

That's going to be up to your current servicer but my gut says, they won't drop the PMI until the reno is done.