So a loss of about 55k We did a lease to own option so I could immediately take over expenses but keep their primary resident loan and interest rate.We agreed to a deal which would cover all their expenses at closing, their remaining loan balance, and $45,000.

I was going to do that in an attempt to get creative with my financing options so that there are no liens on it and I could borrow against it as an option.

If you do budget that much, the you will easily hit your profit target.There are currently no restrictions in Lewis county and STRs work there, but there is always discussion on them by the city.

Eg, i have a friend/client who determines it based on income vs PITI.

If Tenant is late in the payment of any installment of Rent or Additional Rent, orin violation of any other covenants or agreements set forth in the Lease (a “Default”) and the Defaultremains uncorrected for a period of _____ days, then Landlord may, at Landlord’s option, undertake any

Assuming they're telling the truth what are my options.

But I think the better option is tenant pay for it, that way they will know it may go against them for not paying rent..

Some more options for investors facing similar problems with Beattie, Blacktip, or other builders:1) Contact a real estate attorney to advise you on your options.2) File a complaint with the Florida Department of Business and Professional Regulation (DBPR) (more info: https://www2.myfloridalicense.com/file-a-complaint/)3) File a complaint with the Attorney General for the State of Florida (more info: https://www.myfloridalegal.com/how-to-contact-us/file-a-complaint)4) For filing a small claim (under $8,000) in Lee County Civil Court (more info: https://www.leeclerk.org/departments/courts/small-claims)5) Contact WINK News with your story.

Avoid Vacasa.Your property is in Ohio which is LL friendly. 

It's much cheaper than Buildium and offers similar tenant screening options.