Cover the boat and/or put a "NOT FOR SALE" sign on it and go about your day. 

. - In our Georgia home, when it was new the warranty would have covered settling up to 1/4 inch.

The agent's compensation is negotiable and 6% may be more common if that includes the buyer's and seller's agent, but if the 6% only covers the selling agent, then that's a greed reach especially considering it's a 2m+ sale price.

I am also of the belief that if a property cannot produce $1500-2000+ in rent per month, you're just going to have a hard time covering capex.

Can you rent it and get your PITI covered all in with the rehab and have some cash flow?

Can I use her security deposit to cover these legal fees I've incurred due to her not moving out?

You need to know how to enter the deal and how to exit so you can cover your areas and protect yourself from losing money. 

Technically, those sleeping over 12 built after 2016 are putting themselves in a legally liable situation if something happens as insurance companies may not cover them.

From my understanding, insurance won’t cover a dead tree falling as this is a result of “neglect” but would my current dwellings insurance cover it under personal liability?

After deducting your payoff, you've only got a little left over which would go toward covering refi costs (and you'd likely come up a bit short).