Imagine having to move out your tenants (who are angry and shell shocked because all of their personal belongings were destroyed), rip out your flooring and drywall, dry out for a week or two, and put everything back together - All while dealing with a remediation company who has 15 other jobs on the go at the same time as yours, and a GC who also has 15 other jobs on the go at the same time as yours, and dealing with your insurance adjuster (remember, the whole neighborhood got flooded, not just you).

We ripped down the ceiling drywall so that we could add rock wool insulation for noise dampening.

If you try to get it for the loan balance, to me, one of two things is at play here. 1) you are ripping them off or 2) they are incapacitated somehow and incapable of negotiating a contract.

I’d have to rip up this whole basement to find it now.

Any other suggestions for tiding up rough edges that doesn't involve ripping the whole thing out and redoing it?

Yes it's local but I don't have time to hire someone and watch them fix hence the property manager was in place but they are ripping me off now 

After ripping the drywall down, the true horror unfolded.

If you have to pull the rip cord and get out of this property, better to get out taking a loss and having learned a lesson than going through foreclosure.

So after some research with the furnace company, the zoning officer/building inspector, and another hvac installer the *new heating system has to be ripped out of the house as it was installed totally incorrect and is unsafe.

https://www.biggerpockets.com/analysis/rentals/5862bb99-dd03-4ec9-b41f-ecfa3a55a41eCost $82k, has multiple offers (15 so far) so I am thinking to offer $85K.ARV is at least $135k with $10k rehab-mostly rip out carpets, install vinyl flooring, 2 interior br doors, paint house and cabinetry through out.Rental income a conservative  $1150 but it can do $1200.Am I overlooking anything or are these numbers aok for a go on this deal?