I mean the damage is done.The damage is so extensive it's wiped out the years rent I've already collected, but I can not permit such treatment and behavior.

(I'd never have tolerated delays like that in a normal tenant...one of the foundations of Sect 8 are the same treatment for all groups)Now- once we got into their system (direct deposit to a corporation's account, I provided everything to them but my blood type and tax returns).

The lender would not accept alternative treatment for just our side.

Removing a lot of the drywall may be a more cost effective alternative to extensive dehumidification, air movement, and treatments.

That should put you into the springtime months when people are looking to move about, after you do quite a bit of cleanup, repainting, repairing whatever else, and do not forget the bug man for a good treatment as you are likely to have a infestation that has not been discovered yet.

You need to get an exterminator, or use the treatment an exterminator uses (which I think includes covering the carpet with some substance that kills the eggs).

Rental income gets a favorable tax treatment anyway, so no need to jump through hoops on that. 

There may be ways to modify the terms of the sale (installment sale treatment, fractional sales, tax-deferred exchanges, and so forth) so that you can split or spread the gain over a period of time so that you can effectively eliminate the Medicare Surcharge by keeping your AGI under the $200K/$250 level.

Let some of the chemicals and treatments dry out of the fresh lumber a couple of weeks before applying stain or sealant.

The first treatment did the trick.