My known options are hard money or private lending and then maybe doing a cash out refi, but rates would be high on both ends and will really cut into my cash flow. 

I would highly encourage paying a GC to walk deals out the gate, have them give a scope of work so you can see what items costs.

So if your replacement cost valuation on the policy is not high enough to actually rebuild the property (oftentimes this is the situation when contractors are charging premiums because they are so busy with other losses), and unless you are personally willing to pay the shortfall to rebuild the property, the insurer will only pay you the depreciated (ACV) for your loss.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

One way we fight this is with photo verification pre-lease signing and not approving renters who don't view the place in person, our credit underwriting software also flags apps that have a high likelihood of fraud.

Northern New Jersey has very little land, therefore the price to buy land is too high unless you somehow get it at a great price.

That would take the pressure off Tenant A and let Tenant B know you care.

That said, I’d still highly recommend Hospitable to others.

Here's an ideal PM contract: The two keys are: The PM is incentivized to make you money, not charge high fees, and is contractually bound to provide reporting that you can understand in a timely manner. 

Historically this property has cashflowed, but not yielding an annual amount that's really making a high impact towards overall business growth ~12k per year.