People in my area would think you are smoking crack for wanting to put that much into a property to even cashflow 3k a month.

Smoke and mirrors.

The seller had tried to work with the neighbor to get a boundary adjustment and they were originally going to sign-off, but then went dark and stopped communicating.

I imagine that restoring a house from fire/water/smoke damage is not that trivial and then finding an investor that would be willing to buy an "after-fire" asset will not be easy as well.

In addition to racing dirtbikes, my friend also enjoys smoking cigars.

I can understand the concern because of the odor, but your question did not include smoking marijuana or taking marijuana pills for medicinal purposes. 

What are the laws regarding lead testing, hard wired smoke alarms, etc. will impact your rental.  

They refused to pay for this too.I then discovered they had been smoking and scattering cigarette butts all over the yard, despite the lease stating that it's a non-smoking property and there is no smoking on or in the leased premises.

Now start thinking about the other things that could go wrong or turn out to be smoke and mirrors.

been through this so many times, tried everything, dark colored granit is probably best (light colors stain) but expensive.