The other thing is that when roots get in once, they can get in forever, and a tree cut down can still have root growth until all energy stored is exhausted.

A realtor that you are wanting needs to be new and fresh enough to the have energy and willpower to work their a#$ off, but also have some experience and education to bring to the party. 

The original property manager was a local company and then they were bought by a larger corporation.

In my experience going after someone in the courts who is already trying to not be forthcoming with information typically results in more wasted time/energy/money on your end.

EV and Green energy!

And depending on the conditions, would we want them to happen (from a larger societal perspective)?

So you could purchase one property for all cash or a larger down payment. 

If it has great LTR capabilities, I'll have a larger loan if it's strictly a seasonal/market related STR it's no leverage on it.The money is where the work is needed.

Personally I'd probably just put my energy into fixing the issue and getting it rented.

But if there is ample room in the bedroom and you can take a single sink to double vanity, or add a dedicated water closet, or take a 3x3 shower into a 3x5 or larger, making the bathroom more luxurious, than I could see a good ROI on that.While the area may be very nice, the price point you are talking (and I don't know the specific market) is borderline starter home prices.