In the mean time, other than if there is a hot water issue (in some areas) there isn't a lot you can do to force them to do things.And no place is perfect, I'm sure there are a lot of great things about living there that you like, or you wouldn't have chosen it. 

You do the report through your chosen company, do not accept tenant provided reports.

It is a gamble.

No change in points as we've chosen to add to the processing fee instead until capital markets come back. 

Not having this level of reserves is taking a risk, a risk the LL has chosen (which contrasts with the tenant that cannot build these reserves).  

And since the Lender doesn’t want to be in a position of gambling, they hedge their locked loans by shorting Mortgage Backed Securities.

at that tax sale did you do research on the house before purchase or just gamble?

Compare that to if Hobo Bob somehow suddenly became employable and went to work making $120,000 a year as an executive for Proctor and Gamble.

Anyplace else is a gamble and having cash if it gets much worse would make you feel like you're shopping for deals at the dollar store.  

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