There is no one keeping that profession to a higher level of integrity. for sure half the home inspectors are bozo's who have no clue what they are doing. 

Now let say I can negotiate half of the 3M and seller finance the rest at 10 years.

Due to higher taxes and home insurance rates, our cash flow has literally been cut in half.

It lost half of its population after 2008.

I just wish I understand half of it lol 

https://www.biggerpockets.com/blog/short-term-rental-loans-a...High Level --Conventional will typically offer lowest rates/fees but harder to qualify, especially if you are scaling and past the first couple of properties or going for the high-end of the market-2nd Home (10% Down) - should be very careful here - these are not intended for STR properties and people using them for pure investment properties are entering dangerous territory (you are attesting to use it as a rental half the year or less, no management, need to live in proximity, etc.)- DSCR Loans - typically your best bet if you don't quality (or have "outgrown") conventional or looking to scale a portfolio or diving into more specialized markets. 

I could also wall off half of it to decrease that commercial footprint.  

She is stating she can be out one month earlier than lease ending (which I’m fine with) but is now half month late on rent.  

The 2nd part of the question would be what is the family situation how many siblings will inherit the property if the property passes, and keep in mind your husband has his inheritance in that property as well, so you should consider that when negotiating a price.If you can I would try to build a quadplex on the property, this is going to be the easiest way to generate money, and the most stable route for future income. 

Let me clear a couple of things up just because this post is half to get ideas of what to do next which I got a couple great ones, thank you!